Location: Trinity County, TX | Metro: Angelina County, TX
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 | $930 |
| 1 Bedroom | $950 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,470 |
| 4 Bedrooms | $1,500 |
| 5 Bedrooms | $1,740 |
| 6 Bedrooms | $1,949 |
| 7 Bedrooms | $2,105 |
| 8 Bedrooms | $2,210 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,470 | $229,097 | 0.64% | D |
| 4BR | $1,500 | $333,670 | 0.45% | F |
U.S. Census Bureau data (2024)
The ZIP code 75904 is situated in a vibrant part of Plano, Texas, known for its suburban charm and strong economic foundation. With a total population of 34,462, it boasts a significant rental market where 42.5% of residents are tenants. The area's median household income stands at $60,205, indicating a middle-class community that can support a variety of housing needs. Median home values in the region are set at $207,430, reflecting a stable and moderately priced residential market.
Moving into the realm of rent economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected to be $1,030. This figure contrasts sharply with the actual market rent, measured by Zillow's ZORI, which is $1,448. This discrepancy suggests that there is a notable gap between government-subsidized rents and the true cost of living in the area, making it an interesting market for both Section 8 landlords and private investors.
For hands-off voucher operators, ZIP 75904 offers a reliable tenant base through Section 8, ensuring steady income without the need for active management. However, the lower FMR compared to market rates means that these operators must focus on properties that can be rented profitably at the subsidized rate, often requiring them to target older or less desirable units.
In contrast, a hands-on value-add buyer could find opportunities to improve property values and rents, given the higher market rates. Such an investor would aim to renovate and upgrade properties to command the premium that the local market supports, thereby maximizing returns beyond the constraints of the Section 8 program.
Ultimately, ZIP 75904 caters to both types of investors, depending on their strategy and tolerance for property management. Voucher operators will find a consistent, though modest, income stream, while value-add buyers can pursue higher profits through active property improvement and management.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.