Location: Brazoria County, TX | Metro: Brazoria County, 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 | $1,000 |
| 1 Bedroom | $1,190 |
| 2 Bedrooms | $1,290 |
| 3 Bedrooms | $1,750 |
| 4 Bedrooms | $2,160 |
| 5 Bedrooms | $2,506 |
| 6 Bedrooms | $2,807 |
| 7 Bedrooms | $3,032 |
| 8 Bedrooms | $3,184 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,290 | $161,204 | 0.8% | C |
| 3BR | $1,750 | $264,652 | 0.66% | D |
| 4BR | $2,160 | $328,798 | 0.66% | D |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 77486, which covers West Columbia, TX, in Brazoria County, can be explained through the SAFMR (Small Area Fair Market Rent) rates set specifically for this ZIP code. For a two-bedroom apartment in FY 2024, the SAFMR is $1320. This figure is the maximum amount that the housing authority will pay on behalf of a tenant with a Section 8 voucher. However, it's important to understand how this payment works in conjunction with the tenant's contribution and any utility allowances.
In ZIP 77486, the local market rent for a two-bedroom unit is reported at $983 according to the Census ACS. Landlords participating in the Section 8 program should note that the reimbursement they receive is based on the lower of either the SAFMR or the actual rent charged. Therefore, if you charge $1320, the housing authority will cover the entire amount up to that limit. If you charge less, say $983, then the housing authority will still pay up to $1320, but only up to the actual rent charged.
The tenant is required to contribute a portion of their income towards rent. Typically, this contribution is 30% of their adjusted monthly income. Once this tenant portion is calculated, the housing authority will cover the remaining balance up to the SAFMR. For instance, if a tenant earns $1200 per month before adjustments, their contribution would be $360 (30% of $1200). In this case, the housing authority would pay the difference between the tenant's contribution and the SAFMR, which is $960 ($1320 - $360).
Utility allowances are also factored into the equation. These allowances are designed to help cover the costs of electricity, gas, water, and sewage. The exact amount varies depending on the specific circumstances of the household, but it's an additional amount that the housing authority will pay beyond the tenant's rent contribution.
To illustrate, let's assume the utility allowance is $150. The total reimbursement to the landlord would then be $1110 ($960 for rent + $150 for utilities). This means that even though the SAFMR is $1320, the actual reimbursement to landlords might be less due to the tenant's contribution and the specific utility allowance.
Given these specifics, landlords in ZIP 77486 can expect a reimbursement gap or surplus when comparing the SAFMR to the local market rent. With a market rent of $983 and an SAFMR of $1320, there is a potential surplus of $337 per month for a two-bedroom unit if the landlord charges the full SAFMR. However, if the landlord charges the local market rate of $983, the reimbursement gap would be $337 less than the SAFMR, indicating a smaller surplus or even a deficit if the tenant's contribution and utility allowances do not meet the market rate.
In summary, landlords in ZIP 77486 should carefully consider the SAFMR of $1320 for a two-bedroom unit, along with the local market rent of $983, and the specific contributions from tenants and utility allowances to determine their financial position in the Section 8 program.
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.