Renting · Section 8
Data from November 2026
Renting in Henderson County, Texas
Henderson County has a HUD fair market rent of $1,114 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,048 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $21.42 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,114
- a month, HUD, Fiscal year 2027
- 25% less than in Texas
- Typical rent
- $1,048
- a month, Census, Average 2020–2024
- 25% less than in Texas
- Wage needed
- $21.42
- an hour, 2 bedrooms
- Or $44,560 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 54%
- spend 30% or more of income on rent
- 4% more than in Texas
Only here
Renting in Henderson 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 Freestone County, the typical rent is $853: 19% less than in Henderson County ($1,048).
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11% of households in Henderson 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 Henderson 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 Henderson County was $1,408 a month in September 2026: 6.5% 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 | $822 | $15.81 | $32,880 |
| 1 bedroom | $910 | $17.50 | $36,400 |
| 2 bedrooms | $1,114 | $21.42 | $44,560 |
| 3 bedrooms | $1,456 | $28.00 | $58,240 |
| 4 bedrooms | $1,648 | $31.69 | $65,920 |
HUD area: Henderson 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 20 ZIP codes in Henderson County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 75148 to $1,230 in 75778. 10 ZIP codes are above the county's fair market rent ($1,114).
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)
| 75124 | Henderson County, TX | $800 | $870 | $1,080 | $1,410 | $1,570 |
|---|---|---|---|---|---|---|
| 75124 | Van Zandt County, TX | $800 | $870 | $1,080 | $1,410 | $1,570 |
| 75148 | Henderson County, TX | $750 | $830 | $1,010 | $1,340 | $1,510 |
| 75156 | Dallas, TX | $790 | $870 | $1,070 | $1,400 | $1,580 |
| 75156 | Henderson County, TX | $790 | $870 | $1,070 | $1,400 | $1,580 |
| 75163 | Henderson County, TX | $750 | $830 | $1,010 | $1,340 | $1,510 |
| 75751 | Anderson County, TX | $850 | $940 | $1,150 | $1,500 | $1,700 |
| 75751 | Henderson County, TX | $850 | $940 | $1,150 | $1,500 | $1,700 |
| 75752 | Anderson County, TX | $890 | $980 | $1,200 | $1,570 | $1,770 |
| 75752 | Henderson County, TX | $890 | $980 | $1,200 | $1,570 | $1,770 |
| 75752 | Van Zandt County, TX | $890 | $980 | $1,200 | $1,570 | $1,770 |
| 75756 | Henderson County, TX | $890 | $980 | $1,200 | $1,570 | $1,770 |
| 75756 | Van Zandt County, TX | $890 | $980 | $1,200 | $1,570 | $1,770 |
| 75758 | Henderson County, TX | $820 | $910 | $1,110 | $1,450 | $1,640 |
| 75758 | Van Zandt County, TX | $820 | $910 | $1,110 | $1,450 | $1,640 |
| 75770 | Anderson County, TX | $810 | $890 | $1,090 | $1,420 | $1,610 |
| 75770 | Henderson County, TX | $810 | $890 | $1,090 | $1,420 | $1,610 |
| 75778 | Henderson County, TX | $910 | $980 | $1,230 | $1,600 | $1,760 |
| 75778 | Van Zandt County, TX | $910 | $980 | $1,230 | $1,600 | $1,760 |
| 75782 | Henderson County, TX | $900 | $950 | $1,190 | $1,490 | $1,750 |
- 75124 · Henderson County, TX $1,080$1,410
- 75124 · Van Zandt County, TX $1,080$1,410
- 75148 · Henderson County, TX $1,010$1,340
- 75156 · Dallas, TX $1,070$1,400
- 75156 · Henderson County, TX $1,070$1,400
- 75163 · Henderson County, TX $1,010$1,340
- 75751 · Anderson County, TX $1,150$1,500
- 75751 · Henderson County, TX $1,150$1,500
- 75752 · Anderson County, TX $1,200$1,570
- 75752 · Henderson County, TX $1,200$1,570
- 75752 · Van Zandt County, TX $1,200$1,570
- 75756 · Henderson County, TX $1,200$1,570
- 75756 · Van Zandt County, TX $1,200$1,570
- 75758 · Henderson County, TX $1,110$1,450
- 75758 · Van Zandt County, TX $1,110$1,450
- 75770 · Anderson County, TX $1,090$1,420
- 75770 · Henderson County, TX $1,090$1,420
- 75778 · Henderson County, TX $1,230$1,600
- 75778 · Van Zandt County, TX $1,230$1,600
- 75782 · Henderson County, TX $1,190$1,490
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 Henderson County, 54% 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.
54%
of renter households spend 30% or more of their income on rent.
7,449 households rent in Henderson County
- Spend half or more of their income 27%
- Spend 30% or more, but less than half 27%
- Spend less than 30% 46%
Compared with the state and the country
- Henderson 54%
- Texas 52%
- United States 51%
Low-income apartments
Low-income apartments in Henderson County
HUD lists 19 properties with homes for low-income households in Henderson County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 15
- HUD-assisted
- 3
- public housing
- 2
1,103 homes in all; 855 of them low-income, according to HUD.
- West Hylands HUD-assisted 737 W College St, Athens 75751 120 low-income homes · For families · (903) 675-1483
- The Oaks of Fairview Tax credit (LIHTC) 160 Gibson Rd, Athens 75751 98 low-income homes · 1 bd: 38 · 2 bd: 6 · In service since 2017
- Unnamed Public housing 500 Birdsong St, Trinidad 75163 54 low-income homes · Run by Housing Authority of Trinidad · Average payment: $408 a month · (903) 778-2584
- Silverleaf at Chandler III Tax credit (LIHTC) 801 Fm 2010, Chandler 75758 60 homes, 53 low-income · For older adults, people with disabilities, families, people experiencing homelessness
- Abbington Hill of Brownsboro Tax credit (LIHTC) 10811 Ingram St, Brownsboro 75756 56 homes, 51 low-income · In service since 2017
- New Haven Apartments HUD-assisted 714 Jonathan St, Athens 75751 50 low-income homes · For families · (903) 675-7115
- Victoria Place Phase II Tax credit (LIHTC) 1000 Barbara St, Athens 75751 48 low-income homes · 1 bd: 32 · 3 bd: 16 · In service since 2007
- Seven Points Apts Tax credit (LIHTC) 421 Wood St, Seven Points 75143 48 homes, 47 low-income · In service since 2003
- Unnamed Public housing 305 Terry Plz, Malakoff 75148 46 low-income homes · Run by Housing Authority of Malakoff · Average payment: $466 a month · Average wait: 20 months · (903) 489-1517
- Stoneleaf at Eustace Tax credit (LIHTC) 320 Fm 316 N, Eustace 75124 49 homes, 45 low-income · In service since 2014
- Fairview Cottages Tax credit (LIHTC) 1600 S Palestine St, Athens 75751 44 low-income homes · In service since 2016
- Silverleaf at Chandler II Tax credit (LIHTC) 801 Fm 2010, Chandler 75758 44 low-income homes · 1 bd: 16 · 2 bd: 28 · In service since 2012
- Timber Ridge Apartments Tax credit (LIHTC) 427 Martin St, Chandler 75758 44 low-income homes · 1 bd: 36 · 2 bd: 8 · In service since 2017
- South Timber Ridge Apts Tax credit (LIHTC) 427 Martin St, Chandler 75758 43 low-income homes · 1 bd: 36 · 2 bd: 7 · In service since 1991
- Sunset Place Apts Tax credit (LIHTC) · HUD-assisted 100 Sunset St, Malakoff 75148 36 low-income homes · In service since 2015 · For families · (903) 489-0048
- Gardens of Athens Tax credit (LIHTC) 314 Wood St, Athens 75751 36 homes, 32 low-income · In service since 2005 · For older adults
- Silverleaf at Gun Barrel City LP Tax credit (LIHTC) 400 Church St, Mabank 75156 80 homes · 1 bd: 34 · 2 bd: 46 · In service since 2012
- Victoria Place Tax credit (LIHTC) 900 Barbara St, Athens 75751 75 homes
- Bluestone Tax credit (LIHTC) 1000 Blue Stone Cir, Mabank 75147 72 homes
One property has two programs at the same address and appears once. Search HUD's map
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 Henderson County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 3 agencies serve in Henderson 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 | $17,600 | $29,300 | $46,900 |
| 2 people | $21,640 | $33,500 | $53,600 |
| 3 people | $27,320 | $37,700 | $60,300 |
| 4 people | $33,000 | $41,850 | $66,950 |
| 5 people | $38,680 | $45,200 | $72,350 |
| 6 people | $44,360 | $48,550 | $77,700 |
| 7 people | $50,040 | $51,900 | $83,050 |
| 8 people | $55,250 | $55,250 | $88,400 |
Area median income: $76,400. HUD income limits by family size, Fiscal year 2026. Area: Henderson County, TX. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $740 – $904
- 1 bedroom $819 – $1,001
- 2 bedrooms $1,003 – $1,225
- 3 bedrooms $1,310 – $1,602
- 4 bedrooms $1,483 – $1,813
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
- Athens Housing Authority Section 8 vouchers · 244 vouchers (903) 675-1898 Athens Housing Authority: housingatx2023@gmail.com
- Housing Authority of Trinidad Public housing · 54 public housing units (903) 778-2584 Housing Authority of Trinidad: trinidadpha@gmail.com
- Housing Authority of Malakoff Public housing · 46 public housing units (903) 489-1517 Housing Authority of Malakoff: malakoffhousing2@embargmail.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 Henderson County
HUD lists no counseling agencies near in Henderson County. Free legal aid and your housing agency can guide you.
Rental assistance programs
The ones that serve in Henderson 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 Henderson 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
$2,228
What you need before you get the keys.
What adds up
- First month
- $1,114
- Security deposit
- $1,114
- Total
- $2,228
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 Henderson County?
According to HUD (Fiscal year 2027): Studio: $822; 1 bedroom: $910; 2 bedrooms: $1,114; 3 bedrooms: $1,456; 4 bedrooms: $1,648. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Henderson County?
Paying the 2-bedroom fair market rent ($1,114) without spending more than 30% of income takes $21.42 an hour full time, or $44,560 a year.
Who qualifies for Section 8 in Henderson County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $41,850 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 Henderson 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 $1,003 and $1,225 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Henderson County?
For 2 bedrooms they run from $1,010 in 75148 to $1,230 in 75778. 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 Henderson County?
HUD lists 19 properties with homes for low-income households in Henderson County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. 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 Henderson County?
HUD counts rent as a burden when it reaches 30% of income or more. In Henderson County, 54% of renter households are in that position; in Texas, 52%, and nationwide, 51% (Average 2020–2024, Census).