The 2 bedroom fair market rent in Henderson (Sibley County) is $1,520 for FY2026. Rents here moved +4.1 percent year over year. ZIP 56044 sits in the Sibley County, MN area.
See how this ZIP compares for Section 8 vouchers, fair market rent against market asking rent for every tracked Minnesota ZIP.
| Unit size | FY2026 FMR | Vs FY2025 | ACS median |
|---|---|---|---|
| Studio | $1,100 | +3.8% | |
| 1 bedroom | $1,250 | +4.2% | |
| 2 bedroom | $1,520 | +4.1% | |
| 3 bedroom | $2,020 | +2.5% | |
| 4 bedroom | $2,270 | +1.3% |
FMR is the HUD Fair Market Rent for this ZIP, the 40th percentile of gross rents. It anchors Section 8 payment standards and runs below top of market. ACS median is the Census survey estimate where available.
Get an email when rents change in ZIP 56044. We will send a short note, not a newsletter.
Among the 7 Sibley County ZIP codes with a HUD rent estimate, 56044 ranks number 2 of 7 on 2 bedroom fair market rent. That is $460 above the county median of $1,060. The county runs from $970 in Winthrop 55396 to $1,520 in Green Isle 55338. Statewide the median 2 bedroom fair market rent is $1,090, which puts Henderson 39 percent above the Minnesota median. The largest single year move since FY2021 came in FY2025, +15.0 percent, and the 2 bedroom estimate has gone from $1,100 to $1,520 over 5 fiscal years. Zillow does not publish a rent index for 56044, so the fair market rent is the only published rent benchmark here. The landlord voucher check compares an asking rent against it.
Of the 6 nearest ZIP codes with an estimate, Belle Plaine 56011 carries the highest 2 bedroom fair market rent at $1,520 and Arlington 55307 the lowest at $1,010, against $1,520 here.
The HUD fair market rent for a 2 bedroom in ZIP 56044 is $1,520 for FY2026. Actual rents vary by unit size, condition, and location within the ZIP.
The 2 bedroom fair market rent rose 4.1 percent from FY2025 to FY2026, moving from $1,460 to $1,520.
Fair Market Rent is HUD's estimate of the 40th percentile gross rent for a ZIP. It sets Section 8 payment standards, so it is the rent a voucher will support here. Investors use it as a conservative floor when underwriting rental income.
Rent level is only one input. Run the numbers: at $1,520 for a 2 bedroom, a deal in Henderson pencils or it does not based on price, taxes, insurance, and financing. Pencilwrite computes cap rate, cash-on-cash, DSCR, and true ROE from a few inputs.
Pencilwrite turns an address, a price, and these rents into a full underwrite, cap rate, cash-on-cash, DSCR, true ROE, taxes, and an offer you can send. Limited beta access spots open. Sign up for the beta, opening in the next two months. Free.
