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 | $1,450 |
| 1 Bedroom | $1,480 |
| 2 Bedrooms | $1,760 |
| 3 Bedrooms | $2,370 |
| 4 Bedrooms | $2,940 |
| 5 Bedrooms | $3,410 |
| 6 Bedrooms | $3,819 |
| 7 Bedrooms | $4,125 |
| 8 Bedrooms | $4,331 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,480 | $145,467 | 1.02% | B |
| 2BR | $1,760 | $286,500 | 0.61% | D |
| 3BR | $2,370 | $275,512 | 0.86% | C |
| 4BR | $2,940 | $368,985 | 0.8% | D |
| 5BR | $3,410 | $467,535 | 0.73% | D |
U.S. Census Bureau data (2024)
Rosenberg’s 77469 ZIP code serves as a historic anchor within Fort Bend County, offering investors a blend of small-town charm and suburban growth. The area is characterized by a revitalized downtown district and a strong sense of community, distinct from the denser urban core of Houston. Economic stability in the region is supported by institutions like the OakBend Medical Center, a major employer that provides a steady healthcare employment base. The city maintains a proactive development approach, focusing on infrastructure improvements that support residential expansion while preserving its older, established neighborhoods.
From a purely numerical standpoint, the data reveals a significant misalignment between HUD subsidies and current market realities. The HUD Fair Market Rent (FMR) for a 2-bedroom unit sits at $1,740, yet Zillow’s market rent index reaches $1,985, creating a short fall of $245 per month or $2,940 annually. This $245 gap suggests that strict voucher caps may not fully cover market-rate leases in this ZIP. Additionally, the median home value is $340,991, while median days on market linger at 83 days, indicating a somewhat slower turnover pace compared to hyper-growth suburbs.
The local tenant profile is shaped by a relatively low renter share of 20.6% coupled with a high median household income of $102,125. While this income level signals economic health, the smaller renter pool implies that demand for voucher units is competitive. Families are drawn to the area by access to highly-rated Fort Bend Independent School District campuses, which adds long-term stability to the rental demographic. However, investors should note that with such a high median income, many locals may bypass the rental market entirely for homeownership, potentially tightening the pool of voucher holders.
The Section 8 investment verdict here leans toward stability and appreciation rather than immediate cash-flow maximization. The $245 negative gap between FMR and market rent makes it difficult to achieve maximum yields without rent concessions or additional fees. However, the high median home value and strong local employment base suggest property appreciation potential. Investors should approach 77469 with a strategy focused on long-term asset growth, accepting that voucher rates may trail the open market by roughly 12 percent.
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.