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 | $1,690 |
| 1 Bedroom | $1,730 |
| 2 Bedrooms | $2,050 |
| 3 Bedrooms | $2,760 |
| 4 Bedrooms | $3,430 |
| 5 Bedrooms | $3,979 |
| 6 Bedrooms | $4,456 |
| 7 Bedrooms | $4,812 |
| 8 Bedrooms | $5,053 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,050 | $286,720 | 0.71% | D |
| 3BR | $2,760 | $322,485 | 0.86% | C |
| 4BR | $3,430 | $464,080 | 0.74% | D |
| 5BR | $3,979 | $698,711 | 0.57% | F |
U.S. Census Bureau data (2024)
Cypress, Texas (ZIP 77433) is characterized by sprawling master-planned communities and a strong suburban atmosphere that attracts families seeking space and stability. The area is largely residential, featuring a mix of established neighborhoods and newer developments, with easy access to major retail corridors along Highway 290. Local amenities are robust, anchored by major employers such as the Cypress-Fairbanks Independent School District, which is a significant economic driver and a draw for long-term residents prioritizing education.
From a financial perspective, the data presents a clear opportunity for voucher acceptance. The HUD SAFMR for a 2-bedroom unit is $1,960, while the market rent sits at $1,847, creating a positive spread of $113 per month. Investors face a median home value of $428,430, with properties moving relatively slowly given the median days on market of 82 days. This slower turnover suggests a stable environment rather than a speculative flip market.
With a median household income of $143,934 and a renter share of only 18.5%, the tenant pool is generally affluent, reducing the likelihood of default. However, the high cost of living may still generate demand for the top-tier vouchers allowed by the Full FMR ladder, which goes up to $3,660 for a 4-bedroom unit. The presence of highly-rated schools within the Cypress-Fairbanks ISD further ensures consistent demand from families, including those utilizing housing assistance.
The strongest investor angle in 77433 is stability via cashflow. The ability to secure rents above market rate through the Section 8 program provides a buffer against the area's 82-day days on market, ensuring income even during slower sales periods. The specific data supporting this is the $113 positive gap between the $1,960 SAFMR and the $1,847 market rent, allowing investors to outperform the standard market while serving a lower density renter population.
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.