FY2027 Small Area FMR · Henley, MO
ZIP 65040 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 65040 (Henley, MO) is $1,030 a month, up 12.0% from FY2026. That is 7% above the Jefferson City, MO area-wide FMR of $962.
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 65040 sits in the Jefferson City, MO area
Of the 28 ZIP codes HUD lists for the area, 65040 has the 4th highest two-bedroom Small Area FMR. Jefferson City, MO 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 $962 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,030 for this ZIP code instead.
ZIP code 65040 crosses more than one HUD area. HUD also lists it under Miller County, MO (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 | $780 | $702 – $858 | $731 | $690 |
| 1 bedroom | $840 | $756 – $924 | $735 | $710 |
| 2 bedrooms | $1,030 | $927 – $1,133 | $962 | $920 |
| 3 bedrooms | $1,410 | $1,269 – $1,551 | $1,332 | $1,270 |
| 4 bedrooms | $1,590 | $1,431 – $1,749 | $1,548 | $1,400 |
A household renting a two-bedroom home at the Small Area FMR of $1,030 needs about $41,200 a year to keep housing costs at 30% of income. The area median family income is $105,500 and the 80% low-income limit for four people is $84,400. ZIP code 65040 lies mainly in Cole County and Miller County. See the Jefferson City, MO metro page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 65040?
HUD's FY2027 Small Area Fair Market Rents for 65040 are $780 (studio), $840 (1 BR), $1,030 (2 BR), $1,410 (3 BR) and $1,590 (4 BR) a month.
What is the Section 8 payment standard in 65040?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 65040 that range is $927 to $1,133 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 65040?
The FY2026 income limits of the Jefferson City, MO area apply: median family income $105,500, low-income (80%) limit $84,400 for a family of four.