Location: Montague County, TX | Metro: Cooke 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 | $1,160 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,530 |
| 3 Bedrooms | $1,890 |
| 4 Bedrooms | $2,010 |
| 5 Bedrooms | $2,332 |
| 6 Bedrooms | $2,612 |
| 7 Bedrooms | $2,821 |
| 8 Bedrooms | $2,962 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,890 | $348,518 | 0.54% | F |
U.S. Census Bureau data (2024)
To effectively integrate ZIP code 76252 into a Section 8 portfolio strategy, it's important to analyze its characteristics against the criteria of cash-flow anchor, appreciation play, and diversifier. Given the data available, ZIP 76252 in Montague County, TX, stands out as a cash-flow anchor.
The primary reason for this classification is the favorable spread between the Fair Market Rent (FMR) set at $1,290 for the metro area in fiscal year 2026 and the current market rent of $1,330. This indicates that properties in this ZIP code can be rented slightly above the FMR without significant resistance from tenants, thus providing a stable and predictable cash flow. Additionally, the median home value of $338,659 suggests that property values are relatively low compared to other areas, making it easier for landlords to acquire properties without a substantial initial investment.
While appreciation plays typically require a high price-cut share and quick days on market (DOM), the data for ZIP 76252 shows an absence of these factors, indicating that it is not particularly suited for capital appreciation. The lack of specific percentages for price-cut share and DOM implies that the real estate market here is steady rather than volatile, which is more indicative of a cash-flow anchor.
ZIP 76252 also serves as a diversifier within a broader Section 8 portfolio due to its 22.8% renter share and median income of $94,444. These figures suggest that while there is a significant portion of renters, the overall income level is moderate, ensuring that there is a consistent demand for rental housing. However, the primary focus should remain on the cash-flow anchor aspect, given the clear data supporting this role.
In summary, ZIP 76252 is best categorized as a cash-flow anchor within a Section 8 portfolio strategy. Its close alignment between FMR and market rent, combined with a reasonable median home value, makes it an ideal choice for landlords seeking stable income streams from their investments.
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.