FY2027 Small Area FMR · Water Valley, KY
ZIP 42085 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 42085 (Water Valley, KY) is $910 a month, up 4.6% from FY2026. That is 0% equal to the Graves 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 42085 sits in the Graves County, KY area
Of the 19 ZIP codes HUD lists for the area, 42085 has the 15th highest two-bedroom Small Area FMR. Graves 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 $910 for this ZIP code instead.
ZIP code 42085 crosses more than one HUD area. HUD also lists it under Hickman 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 | $650 | $585 – $715 | $650 | $620 |
| 1 bedroom | $690 | $621 – $759 | $695 | $660 |
| 2 bedrooms | $910 | $819 – $1,001 | $909 | $870 |
| 3 bedrooms | $1,210 | $1,089 – $1,331 | $1,219 | $1,200 |
| 4 bedrooms | $1,260 | $1,134 – $1,386 | $1,270 | $1,320 |
A household renting a two-bedroom home at the Small Area FMR of $910 needs about $36,400 a year to keep housing costs at 30% of income. The area median family income is $64,200 and the 80% low-income limit for four people is $57,500. ZIP code 42085 lies mainly in Graves County and Hickman County. See the Graves 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 42085?
HUD's FY2027 Small Area Fair Market Rents for 42085 are $650 (studio), $690 (1 BR), $910 (2 BR), $1,210 (3 BR) and $1,260 (4 BR) a month.
What is the Section 8 payment standard in 42085?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 42085 that range is $819 to $1,001 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 42085?
The FY2026 income limits of the Graves County, KY area apply: median family income $64,200, low-income (80%) limit $57,500 for a family of four.