FY2027 Small Area FMR · Waco, KY
ZIP 40385 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 40385 (Waco, KY) is $980 a month, up 6.5% from FY2026. That is 8% above the Estill County, KY area-wide FMR of $909.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 40385 sits in the Estill County, KY area
Of the 6 ZIP codes HUD lists for the area, 40385 has the 3rd highest two-bedroom Small Area FMR. Estill County, KY is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $909 for two bedrooms; an agency that opts in to Small Area FMRs would use $980 for this ZIP code instead.
ZIP code 40385 crosses more than one HUD area. HUD also lists it under Madison County, KY (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $690 | $621 – $759 | $650 | $670 |
| 1 bedroom | $860 | $774 – $946 | $835 | $800 |
| 2 bedrooms | $980 | $882 – $1,078 | $909 | $920 |
| 3 bedrooms | $1,320 | $1,188 – $1,452 | $1,150 | $1,240 |
| 4 bedrooms | $1,540 | $1,386 – $1,694 | $1,383 | $1,390 |
A household renting a two-bedroom home at the Small Area FMR of $980 needs about $39,200 a year to keep housing costs at 30% of income. The area median family income is $67,600 and the 80% low-income limit for four people is $57,500. ZIP code 40385 lies mainly in Madison County. See the Estill County, KY county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 40385?
HUD's FY2027 Small Area Fair Market Rents for 40385 are $690 (studio), $860 (1 BR), $980 (2 BR), $1,320 (3 BR) and $1,540 (4 BR) a month.
What is the Section 8 payment standard in 40385?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 40385 that range is $882 to $1,078 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 40385?
The FY2026 income limits of the Estill County, KY area apply: median family income $67,600, low-income (80%) limit $57,500 for a family of four.