Location: Brazoria County, 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 | $1,320 |
| 1 Bedroom | $1,550 |
| 2 Bedrooms | $1,700 |
| 3 Bedrooms | $2,300 |
| 4 Bedrooms | $2,840 |
| 5 Bedrooms | $3,294 |
| 6 Bedrooms | $3,689 |
| 7 Bedrooms | $3,984 |
| 8 Bedrooms | $4,183 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,700 | $245,147 | 0.69% | D |
| 3BR | $2,300 | $329,182 | 0.7% | D |
| 4BR | $2,840 | $413,051 | 0.69% | D |
| 5BR | $3,294 | $530,691 | 0.62% | D |
U.S. Census Bureau data (2024)
Pearland’s 77584 ZIP sits in the heart of one of the fastest-growing suburbs in the Houston metropolitan area, characterized by master-planned communities, extensive retail corridors, and a strong family-oriented atmosphere. The local economy benefits significantly from the robust Texas Medical Center, located just a short drive north, along with the presence of major employers like KBR in the immediate area. This connectivity to high-wage Houston jobs makes the neighborhood particularly attractive for professionals seeking suburban living with urban access.
From a cash-flow perspective, the math presents a narrow but workable margin. The FY2026 HUD Fair Market Rent for a 2-bedroom unit is set at $1,720, while current market rents (Zillow ZORI) sit slightly higher at $1,769, resulting in a gap of only $49. With a median home value of $387,330 and properties lingering on the market for a median of 62 days, entry costs are elevated compared to national averages. Voucher tenants essentially pay market rate here, meaning landlords do not face a significant discount on the 2BR asset class, though tight margins offer little room for error.
The tenant pool is exceptionally strong, driven by a median household income of $121,872 and a renter share of 26.3%. This demographic suggests that even voucher holders in this area likely have stable supplementary income. Demand is further underpinned by highly-rated schools within the Pearland Independent School District and abundant local amenities, including the Shadow Creek Ranch Town Center. These factors draw families who prioritize education and community quality, reducing turnover risk for investors.
The Section 8 verdict for 77584 leans heavily toward stability and appreciation rather than aggressive cashflow. The small $49 gap between FMR and market rent indicates a floor on prices rather than a deep value opportunity. Investors should view this area as a defensive play; the high median income and top-tier school district support long-term asset appreciation and consistent occupancy, making it ideal for those seeking reliable, high-quality tenants over immediate, high-yield spreads.
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.