FY2027 Small Area FMR · Tioga, TX
ZIP 76271 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 76271 (Tioga, TX) is $1,870 a month, down 1.6% from FY2026. That is 34% above the Sherman-Denison, TX area-wide FMR of $1,395.
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 76271 sits in the Sherman-Denison, TX area
Of the 23 ZIP codes HUD lists for the area, 76271 has the 2nd highest two-bedroom Small Area FMR. Sherman-Denison, TX 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 $1,395 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,870 for this ZIP code instead.
ZIP code 76271 crosses more than one HUD area. HUD also lists it under Cooke County, TX (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 | $1,470 | $1,323 – $1,617 | $1,102 | $1,520 |
| 1 bedroom | $1,500 | $1,350 – $1,650 | $1,126 | $1,520 |
| 2 bedrooms | $1,870 | $1,683 – $2,057 | $1,395 | $1,900 |
| 3 bedrooms | $2,560 | $2,304 – $2,816 | $1,932 | $2,600 |
| 4 bedrooms | $2,840 | $2,556 – $3,124 | $2,148 | $2,980 |
A household renting a two-bedroom home at the Small Area FMR of $1,870 needs about $74,800 a year to keep housing costs at 30% of income. The area median family income is $95,300 and the 80% low-income limit for four people is $76,250. ZIP code 76271 lies mainly in Grayson County and Cooke County. See the Sherman-Denison, TX 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 76271?
HUD's FY2027 Small Area Fair Market Rents for 76271 are $1,470 (studio), $1,500 (1 BR), $1,870 (2 BR), $2,560 (3 BR) and $2,840 (4 BR) a month.
What is the Section 8 payment standard in 76271?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 76271 that range is $1,683 to $2,057 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 76271?
The FY2026 income limits of the Sherman-Denison, TX area apply: median family income $95,300, low-income (80%) limit $76,250 for a family of four.