Renting · Section 8
Data from November 2026
Renting in Cooke County, Texas
Cooke County has a HUD fair market rent of $1,314 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,047 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $25.27 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,314
- a month, HUD, Fiscal year 2027
- 12% less than in Texas
- Typical rent
- $1,047
- a month, Census, Average 2020–2024
- 25% less than in Texas
- Wage needed
- $25.27
- an hour, 2 bedrooms
- Or $52,560 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 43%
- spend 30% or more of income on rent
- 17% less than in Texas
Only here
Renting in Cooke County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Nearby, in Clay County, the typical rent is $811: 23% less than in Cooke County ($1,047).
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11% of households in Cooke County have no internet at home, against 6% in Texas.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Cooke County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Cooke County was $1,568 a month in September 2026: 4.6% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $998 | $19.19 | $39,920 |
| 1 bedroom | $1,004 | $19.31 | $40,160 |
| 2 bedrooms | $1,314 | $25.27 | $52,560 |
| 3 bedrooms | $1,623 | $31.21 | $64,920 |
| 4 bedrooms | $1,727 | $33.21 | $69,080 |
HUD area: Cooke County, TX. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 11 ZIP codes in Cooke County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,090 in 76272 to $1,530 in 76252. 7 ZIP codes are above the county's fair market rent ($1,314).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 76238 | Cooke County, TX | $1,150 | $1,150 | $1,510 | $1,870 | $1,980 |
|---|---|---|---|---|---|---|
| 76240 | Cooke County, TX | $1,020 | $1,020 | $1,340 | $1,700 | $1,950 |
| 76240 | Sherman-Denison, TX | $1,020 | $1,020 | $1,340 | $1,700 | $1,950 |
| 76241 | Cooke County, TX | $990 | $1,000 | $1,310 | $1,620 | $1,720 |
| 76250 | Cooke County, TX | $1,070 | $1,080 | $1,410 | $1,740 | $1,850 |
| 76252 | Cooke County, TX | $1,160 | $1,170 | $1,530 | $1,890 | $2,010 |
| 76252 | Montague County, TX | $1,160 | $1,170 | $1,530 | $1,890 | $2,010 |
| 76253 | Cooke County, TX | $1,110 | $1,120 | $1,470 | $1,810 | $1,930 |
| 76263 | Cooke County, TX | $950 | $970 | $1,240 | $1,610 | $1,710 |
| 76272 | Cooke County, TX | $890 | $930 | $1,090 | $1,380 | $1,790 |
| 76272 | Dallas, TX | $890 | $930 | $1,090 | $1,380 | $1,790 |
- 76238 · Cooke County, TX $1,510$1,870
- 76240 · Cooke County, TX $1,340$1,700
- 76240 · Sherman-Denison, TX $1,340$1,700
- 76241 · Cooke County, TX $1,310$1,620
- 76250 · Cooke County, TX $1,410$1,740
- 76252 · Cooke County, TX $1,530$1,890
- 76252 · Montague County, TX $1,530$1,890
- 76253 · Cooke County, TX $1,470$1,810
- 76263 · Cooke County, TX $1,240$1,610
- 76272 · Cooke County, TX $1,090$1,380
- 76272 · Dallas, TX $1,090$1,380
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Cooke County, 43% of renter households are in that position; in Texas, 52%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
43%
of renter households spend 30% or more of their income on rent.
4,655 households rent in Cooke County
- Spend half or more of their income 19%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 57%
Compared with the state and the country
- Cooke 43%
- Texas 52%
- United States 51%
Low-income apartments
Low-income apartments in Cooke County
HUD lists 6 properties with homes for low-income households in Cooke County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 2
- HUD-assisted
- 4
387 homes in all; 320 of them low-income, according to HUD.
- Summit at Lexington Square Apartments HUD-assisted 2008 N Interstate 35, Gainesville 76240 100 low-income homes · For families · (940) 612-1944
- Pecan Creek Village HUD-assisted 1100 Lawrence St, Gainesville 76240 78 low-income homes · For older adults · (940) 665-1747
- Washington Court/Walnut Lane HUD-assisted 8 Walnut Ln, Gainesville 76240 70 low-income homes · For families · (940) 665-1747
- Turner Apartments HUD-assisted 501 E California St, Gainesville 76240 48 low-income homes · For older adults · (940) 665-1747
- Valley View Apartments Tax credit (LIHTC) 513 N Pecan Creek Trl, Valley View 76272 24 low-income homes · 1 bd: 9 · 2 bd: 15 · In service since 1998 · For older adults, people with disabilities, families, people experiencing homelessness
- Summit Senior Village Tax credit (LIHTC) 1101 Lawrence St, Gainesville 76240 67 homes
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Cooke County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Cooke County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $20,900 | $34,800 | $55,650 |
| 2 people | $23,850 | $39,800 | $63,600 |
| 3 people | $27,320 | $44,750 | $71,550 |
| 4 people | $33,000 | $49,700 | $79,500 |
| 5 people | $38,680 | $53,700 | $85,900 |
| 6 people | $44,360 | $57,700 | $92,250 |
| 7 people | $50,040 | $61,650 | $98,600 |
| 8 people | $55,720 | $65,650 | $104,950 |
Area median income: $99,400. HUD income limits by family size, Fiscal year 2026. Area: Cooke County, TX. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $898 – $1,098
- 1 bedroom $904 – $1,104
- 2 bedrooms $1,183 – $1,445
- 3 bedrooms $1,461 – $1,785
- 4 bedrooms $1,554 – $1,900
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- The Housing Authority of the City of Gainesvi Section 8 vouchers · 421 vouchers (940) 665-1747 The Housing Authority of the City of Gainesvi: brenda@gainesvilletxhousingauthority.com
Housing agencies in Texas Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Texas
What Texas law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- When must they return my deposit?
- 30 days
- Tex. Prop. Code §92.103(a)
- If I fall behind on rent, what notice must I get?
- 3 days
- Tex. Prop. Code §24.005(a)
- Only a court order can remove youTex. Prop. Code §92.0081(b)
- Protection from retaliationTex. Prop. Code §92.331
- Repair and deduct from the rentTex. Prop. Code §92.0561(a)-(b)
Help
Where to get help with rent in Cooke County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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Balance - Dallas
8330 Lbj Fwy, Dallas · 56 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 7 more
Rental assistance programs
The ones that serve in Cooke County or the whole state, with what each page says about being open.
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Comprehensive Energy Assistance Program (CEAP)
Run by Texas Department of Housing and Community Affairs (TDHCA)
Texas program, funded by LIHEAP, that helps low-income households pay for electricity and gas, through local agencies in each county
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Cooke County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Texas, the average home bill was $164 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,628
What you need before you get the keys.
What adds up
- First month
- $1,314
- Security deposit
- $1,314
- Total
- $2,628
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Cooke County?
According to HUD (Fiscal year 2027): Studio: $998; 1 bedroom: $1,004; 2 bedrooms: $1,314; 3 bedrooms: $1,623; 4 bedrooms: $1,727. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Cooke County?
Paying the 2-bedroom fair market rent ($1,314) without spending more than 30% of income takes $25.27 an hour full time, or $52,560 a year.
Who qualifies for Section 8 in Cooke County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $49,700 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Cooke County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,183 and $1,445 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Cooke County?
For 2 bedrooms they run from $1,090 in 76272 to $1,530 in 76252. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Cooke County?
HUD lists 6 properties with homes for low-income households in Cooke County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Cooke County?
HUD counts rent as a burden when it reaches 30% of income or more. In Cooke County, 43% of renter households are in that position; in Texas, 52%, and nationwide, 51% (Average 2020–2024, Census).