FY2027 Small Area FMR · Mcallen, TX

ZIP 78504 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 78504 (Mcallen, TX) is $1,260 a month, down 4.5% from FY2026. That is 24% above the McAllen-Edinburg-Mission, TX area-wide FMR of $1,017.

2-bedroom SAFMR$1,260per month ▼ 4.5%

Area-wide 2 BR FMR$1,017McAllen-Edinburg-Mission, TX

Rank in the area1stof 33 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,134

2 BR Small Area FMR$1,260

110% of SAFMR$1,386

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$990▼ 5.7%

1 BR$1,000▼ 4.8%

2 BR$1,260▼ 4.5%

3 BR$1,620▼ 5.3%

4 BR$1,780▼ 6.3%

FY2027 FY2026

Where 78504 sits in the McAllen-Edinburg-Mission, TX area

Of the 33 ZIP codes HUD lists for the area, 78504 has the 1st highest two-bedroom Small Area FMR. McAllen-Edinburg-Mission, 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 $1,017 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,260 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$990	$891 – $1,089	$801	$1,050
1 bedroom	$1,000	$900 – $1,100	$806	$1,050
2 bedrooms	$1,260	$1,134 – $1,386	$1,017	$1,320
3 bedrooms	$1,620	$1,458 – $1,782	$1,305	$1,710
4 bedrooms	$1,780	$1,602 – $1,958	$1,439	$1,900

A household renting a two-bedroom home at the Small Area FMR of $1,260 needs about $50,400 a year to keep housing costs at 30% of income. The area median family income is $64,000 and the 80% low-income limit for four people is $66,950. ZIP code 78504 lies mainly in Hidalgo County. See the McAllen-Edinburg-Mission, TX county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
78539	Edinburg	3.4 mi	$1,120
78501	Mcallen	3.9 mi	$1,100
78573	Mission	4.3 mi	$1,010
78540	Edinburg	5.0 mi	$1,020
78503	Mcallen	7.6 mi	$1,180
78589	San Juan	8.8 mi	$1,010

Questions

What is the Fair Market Rent for ZIP code 78504?

HUD's FY2027 Small Area Fair Market Rents for 78504 are $990 (studio), $1,000 (1 BR), $1,260 (2 BR), $1,620 (3 BR) and $1,780 (4 BR) a month.

What is the Section 8 payment standard in 78504?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 78504 that range is $1,134 to $1,386 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 78504?

The FY2026 income limits of the McAllen-Edinburg-Mission, TX area apply: median family income $64,000, low-income (80%) limit $66,950 for a family of four.