Location: Houston-The Woodlands-Sugar Land, TX | Metro: Houston-The Woodlands-Sugar Land, 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 | $1,310 |
| 1 Bedroom | $1,340 |
| 2 Bedrooms | $1,590 |
| 3 Bedrooms | $2,140 |
| 4 Bedrooms | $2,660 |
| 5 Bedrooms | $3,086 |
| 6 Bedrooms | $3,456 |
| 7 Bedrooms | $3,732 |
| 8 Bedrooms | $3,919 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,590 | $181,059 | 0.88% | C |
| 3BR | $2,140 | $232,846 | 0.92% | C |
| 4BR | $2,660 | $296,441 | 0.9% | C |
| 5BR | $3,086 | $475,233 | 0.65% | D |
U.S. Census Bureau data (2024)
Humble’s 77396 zip code functions as a stable suburban hub just northeast of Houston proper, characterized by master-planned communities and convenient retail access. The area offers residents a blend of established neighborhoods and newer developments, with significant local employment generated by the nearby Humble Independent School District, one of the region's largest educational employers and a major anchor for community stability.
From a numerical standpoint, the market presents a unique alignment. The HUD 2024 SAFMR for a 2-bedroom unit is $1,470, while the current market rent (Zillow ZORI) sits at $1,478. This results in a negligible gap of only $8,1, meaning voucher rates effectively meet market pricing. For investors, the median home value stands at $259,019, though a specific 2-bedroom property typically sells for a median of $181,105. Properties are moving at a moderate pace, with a median of 67 days on market.
The tenant pool is bolstered by a renter share of 33.1% and a solid median household income of $78,169. This income level suggests that many working families may fall just above or below traditional voucher thresholds, creating a healthy mix of market-rate and potential housing choice voucher tenants. The presence of well-rated schools within the Humble ISD further supports demand, as families often prioritize district access when choosing rentals in this suburban environment.
The Section 8 verdict for 77396 leans toward stability and risk mitigation. Because the HUD payment standard is virtually identical to the market rate, investors avoid the common "rent gap" where vouchers fall short of market rents. This parity ensures consistent cash flow without requiring significant rent concessions, making this area a defensive play for landlords seeking reliable, government-backed income in a suburban setting.
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.