Location: Sherman-Denison, TX | Metro: Dallas, TX HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,930 |
| 1 Bedroom | $1,990 |
| 2 Bedrooms | $2,340 |
| 3 Bedrooms | $2,950 |
| 4 Bedrooms | $3,750 |
| 5 Bedrooms | $4,350 |
| 6 Bedrooms | $4,872 |
| 7 Bedrooms | $5,262 |
| 8 Bedrooms | $5,525 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,340 | $293,749 | 0.8% | D |
| 3BR | $2,950 | $410,992 | 0.72% | D |
| 4BR | $3,750 | $530,021 | 0.71% | D |
| 5BR | $4,350 | $668,791 | 0.65% | D |
U.S. Census Bureau data (2024)
The ZIP code 75009, located in Celina, TX within the Sherman-Denison, TX MSA, presents an interesting mix of economic indicators that set it apart from other areas in the same metro region. The Fair Market Rent (FMR) for ZIP 75009 in fiscal year 2024 is $2260, which is notably higher than the market rent of $1,756. This suggests that the area may be experiencing some form of subsidy or government support that makes it more affordable for renters, particularly those who might qualify for Section 8 assistance.
The median home value in ZIP 75009 stands at $537,553, which is indicative of a relatively expensive housing market compared to the broader Sherman-Denison MSA. However, the renter share of 8.0% is lower than what is typically seen in more densely populated urban centers within the same metro, suggesting that while it is a desirable area for homeowners, it may not attract as many renters due to its higher rents and overall cost of living.
Based on these figures, ZIP 75009 can be classified as a premium sub-market within the Sherman-Denison, TX MSA. The high median home value and FMR indicate a strong economy and demand for housing, but the relatively low renter share suggests that the rental market is not as robust as in other parts of the metro. This could mean that landlords and small-portfolio investors should consider the potential for higher property values and possibly higher rental incomes, although they may face competition from homeownership opportunities.
The divergence between the FMR and market rent is significant. An FMR of $2260 being substantially higher than the market rent of $1,756 could suggest that there are ample opportunities for landlords to participate in Section 8 programs, given that the subsidized rent levels exceed the actual market rates. This can be advantageous for landlords looking to secure stable tenancy and potentially benefit from government subsidies.
In summary, ZIP 75009 is positioned as a premium sub-market with high home values and rental rates, but it also offers a unique opportunity for landlords interested in Section 8 properties due to the disparity between FMR and market rent. This makes it a valuable consideration for investors looking to balance between premium property investments and those seeking stable income through subsidized housing.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.