Section 8 in Sherman, TX: Rent Limits and Housing Authorities
Sherman-Denison, TX metro area. FY2027 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $1,102 | $992 to $1,212 |
| 1-bedroom | $1,126 | $1,013 to $1,239 |
| 2-bedroom | $1,395 | $1,256 to $1,535 |
| 3-bedroom | $1,932 | $1,739 to $2,125 |
| 4-bedroom | $2,148 | $1,933 to $2,363 |
The two-bedroom HUD benchmark for Sherman is $1,395. Multiplying by 90% and 110% gives $1,256 to $1,535, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Sherman
HUD's two-bedroom Fair Market Rent for the Sherman-Denison, TX metro rose from $1,351 in FY2026 to $1,395 in FY2027, a change of +$44 a month (+3.3%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,088 | $1,102 | +$14 (+1.3%) |
| 1-bedroom | $1,089 | $1,126 | +$37 (+3.4%) |
| 2-bedroom | $1,351 | $1,395 | +$44 (+3.3%) |
| 3-bedroom | $1,879 | $1,932 | +$53 (+2.8%) |
| 4-bedroom | $2,157 | $2,148 | -$9 (-0.4%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Sherman? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Sherman
5 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Texoma Council of Governments
Sherman , TX · TX542 · 1,211 HCV units
9038932161 - Status unknown
Grayson County Housing Authority
Sherman , TX · TX458 · 397 HCV units
9038928717 - Status unknown
Housing Authority of Sherman
Sherman , TX · TX078
9038933139 - Status unknown
Housing Authority of Denison
Denison , TX · TX026
9034652650 - Status unknown
Housing Authority of Whitesboro
Whitesboro , TX · TX311
9035643700
Can a landlord refuse Section 8 in Sherman, TX?
Texas limits local voucher-protection ordinances, but that does not let every property refuse vouchers. TDHCA-funded or administered multifamily housing, including housing-tax-credit properties, cannot exclude applicants because they use Housing Choice Vouchers. Other program or contract requirements may also apply; ordinary screening and agency approval still matter.
Texas Government Code § 2306.269: voucher rules for TDHCA housing
Program-specific voucher requirements still apply despite local ordinance preemption.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Sherman metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Sherman?
- In the Sherman-Denison, TX metro, the FY2027 two-bedroom Fair Market Rent is $1,395 per month. For illustration, 90% to 110% of that benchmark is roughly $1,256 to $1,535. This is not an adopted payment standard or subsidy quote. ZIP schedules, approved exceptions and Moving to Work rules may differ. Gross rent includes the applicable allowance for tenant-paid utilities.
- What are the FY2027 Fair Market Rents in Sherman?
- HUD's FY2027 Fair Market Rents for the Sherman-Denison, TX metro, by bedroom size: studio $1,102, 1-bedroom $1,126, 2-bedroom $1,395, 3-bedroom $1,932, 4-bedroom $2,148. These are HUD benchmarks, not household subsidy amounts. Confirm whether your agency uses ZIP-based standards and which schedule applies to your unit.
- Did Section 8 rent limits change in Sherman for FY2027?
- The two-bedroom Fair Market Rent for the Sherman-Denison, TX metro went from $1,351 in FY2026 to $1,395 in FY2027, an increase of $44 a month. FY2027 Fair Market Rents took effect on October 1, 2026. HUD's effective date does not automatically change a household's assistance. Ask your administering agency which adopted schedule and effective date apply to a new lease, move or reexamination.
- How do I apply for Section 8 in Sherman?
- Section 8 in Sherman is administered by Texoma Council of Governments, Grayson County Housing Authority, Housing Authority of Sherman and other local housing authorities. Each agency has its own application process, waiting lists and preferences. You may apply to more than one agency when eligible lists are open; a listing inquiry is not a voucher application. If you already have a voucher, confirm the receiving agency and any portability requirements for the proposed address.
Find Section 8 apartments in Sherman
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Other Section 8 markets in TX
Rent limits from HUD FY2027 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.