Texas Section 8 Payment Amounts Vary by County and Bedroom Count

Texas does not set a single statewide payment rate for Section 8 landlords. Instead, the U.S. Department of Housing and Urban Development (HUD) calculates a Fair Market Rent (FMR) for each county, and that number changes yearly. A one-bedroom apartment in Harris County (Houston) draws a different maximum payment than a one-bedroom in El Paso County, because the cost of living differs between them.

The payment your tenant receives is based on the FMR for your county and the number of bedrooms in your unit. HUD publishes these rates every October, and they take effect the following year. You can find your county's current rates on the HUD website by searching "FMR" and your county name, or by contacting your local Public Housing Authority (PHA).

The tenant's portion of rent (called the tenant contribution) is typically 30 percent of their household income, and Section 8 pays the difference up to the FMR limit. If your rent is below the FMR, you receive what the tenant owes plus the Section 8 subsidy. If your rent exceeds the FMR, you absorb the overage — Section 8 will not pay above the cap.

Key Takeaways

  • Texas Section 8 payments are set by HUD as Fair Market Rent (FMR) limits that differ by county and unit size, not by a single state rate.
  • The actual payment you receive depends on the tenant's income: you get their 30 percent contribution plus the Section 8 subsidy, up to the FMR cap.
  • FMR rates update every October and take effect the following year, so your maximum payment can change annually.
  • You can find your county's current FMR by visiting HUD's website or calling your local Public Housing Authority.
  • If you charge more than the FMR limit, Section 8 will not cover the difference, and the tenant cannot legally pay it.

How the Payment Split Works Between Tenant and Section 8

The tenant pays 30 percent of their gross household income toward rent (with some exceptions for elderly or disabled households, which may pay less). Section 8 then pays the landlord the difference between that amount and your rent, as long as your rent does not exceed the FMR for your county and unit type.

Example: If the FMR for a two-bedroom in your county is $1,200, and your tenant's 30 percent contribution is $400, Section 8 sends you $800. If your rent is $1,100, you receive $400 from the tenant and $700 from Section 8, totaling $1,100. If your rent is $1,300, you still receive only $400 from the tenant and $800 from Section 8 (the FMR cap), leaving you $100 short — the tenant cannot make up the difference under Section 8 rules.

This is why knowing your county's FMR before you sign a lease with a Section 8 tenant matters. Renting above the FMR means you will not receive the full amount you are asking for.

Finding Your County's Current Fair Market Rent

HUD publishes FMR rates on its website at www.huduser.gov/portal/datasets/fmr.html. You can search by state and county to see the rates for studio, one-bedroom, two-bedroom, three-bedroom, and four-bedroom units. These are the maximum amounts Section 8 will pay in your area.

Your local Public Housing Authority (PHA) also has this information and can answer questions about how the rates explore to your specific unit. In Texas, each city or county operates its own PHA or contracts with a regional one. You can find your local PHA by searching "[your city] public housing authority" or by calling 211 Texas, which refers callers to local housing resources.

The rates you see online are effective for the fiscal year that began October 1 of the previous year. For example, rates published in October 2024 explore from October 1, 2024, through September 30, 2025. If you are negotiating a lease, confirm which fiscal year's rates explore to your lease start date.

When Section 8 Payments Change Year to Year

FMR rates typically increase each year to reflect inflation and local market changes, though the increase is not always the same across all counties. Some counties see a 2 percent bump; others see 5 percent or more. A few counties have seen rates decrease in recent years, though this is less common.

If you have a Section 8 tenant and your county's FMR increases, you can raise the rent on your next lease renewal, up to the new FMR limit. You cannot raise it mid-lease unless your lease allows for annual increases tied to the FMR. Many landlords and PHAs build this into the lease language to avoid renegotiating every year.

Conversely, if the FMR decreases (rare), your rent cannot exceed the new lower limit for Section 8 purposes, though you can still charge a non-Section 8 tenant more. This is one reason to keep your lease language clear about how rent adjustments work.

What Happens If Your Rent Exceeds the FMR

If you set your rent above the FMR for your county and unit size, Section 8 will still pay only up to the FMR. The tenant's 30 percent contribution stays the same, so you receive less total income. Under Section 8 program rules, the tenant cannot legally pay the difference out of pocket — doing so violates the lease and can result in the tenant losing their voucher.

Some landlords accept below-FMR rents to attract Section 8 tenants and may support stable, on-time payments. Others set rent at the FMR to maximize their income. The choice is yours, but you should know the FMR before you decide on a rent amount.

If you already have a Section 8 tenant and the FMR drops below your current rent, you will need to lower the rent or renegotiate the lease when it comes up for renewal. The PHA will not approve a lease above the current FMR.

Payment Timing and Who Sends the Check

Your local PHA sends the Section 8 portion of rent directly to you, usually by check or electronic transfer, on or around the first of each month. The tenant pays their portion separately, either to you or sometimes directly to the PHA (depending on your lease and local policy). You should receive both amounts by the same date each month, though processing delays can occur.

If a tenant's income changes or they lose employment, their 30 percent contribution may drop, which means Section 8 pays more. Conversely, if their income rises, their contribution increases and Section 8 pays less. These changes are processed by the PHA and reflected in your next payment.

If the PHA fails to send a payment on time, contact your local PHA directly. Payment delays are rare but do happen, and the PHA can tell you the status of your payment and when to expect it.

Frequently Asked Questions

Can I charge more than the FMR and have the tenant pay the difference?

No. Section 8 rules prohibit tenants from paying more than their 30 percent contribution plus the Section 8 subsidy. If you charge above the FMR, you absorb the difference. The tenant's voucher can be terminated if they pay extra rent.

What if my tenant's income drops during the lease?

The PHA will recalculate their 30 percent contribution based on their new income. Section 8 will pay more, and your total payment stays the same (assuming your rent is at or below the FMR). You do not need to do anything; the PHA handles the adjustment.

Do I have to accept Section 8 tenants?

No. You can decline to rent to Section 8 voucher holders, with limited exceptions in some jurisdictions. However, Texas does not have a statewide ban on source-of-income discrimination, so most landlords can legally refuse Section 8. Check your city or county for local rules.

How often do FMR rates change?

HUD updates FMR rates every October, and the new rates take effect October 1. Your rent can be adjusted at lease renewal to match the new FMR, but not mid-lease unless your lease includes an FMR escalation clause.

Where do I find the FMR for my county?

Visit www.huduser.gov/portal/datasets/fmr.html, select Texas, then your county. You will see rates for each unit size. Your local PHA can also provide this information and answer questions about how it applies to your property.