Fair market rents · FY 2027 · effective October 1, 2026
California fair market rents, FY 2027
The 2-bedroom Fair Market Rent in the median California county is $1,725 a month for FY 2027, from $1,084 to $4,254 across the state. The typical county moved +0.3% from FY 2026 and +38.8% over five years; weighted by population, the state average moved −1.4%. The most populous HUD area, Los Angeles-Long Beach-Glendale, CA, is at $2,964 for a 2-bedroom.
FMRs are HUD's estimate of the 40th percentile gross rent (rent plus utilities) paid by recent movers into standard-quality units. Housing agencies set voucher payment standards from them. Source: HUD FY 2027 FMR file, 91 FR 56156 (published September 1, 2026). This site is not HUD.
| FY | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 | 2027 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 2BR | $1,560 | $1,645 | $1,747 | $1,859 | $1,962 | $1,971 | $2,143 | $2,401 | $2,526 | $2,670 | $2,632 |
FY 2026 rents still in force: Oxnard-Thousand Oaks-Ventura, CA; San Jose-Sunnyvale-Santa Clara, CA; San Luis Obispo-Paso Robles, CA; Santa Ana-Anaheim-Irvine, CA; Santa Maria-Santa Barbara, CA. HUD is reevaluating these areas after a valid request, and FY 2026 figures apply until it posts revised FY 2027 FMRs (HUD expects April 2027). The table shows the FY 2026 figures for them.
ZIP-level rents required: Los Angeles-Long Beach-Glendale, CA; Oxnard-Thousand Oaks-Ventura, CA; Sacramento--Roseville--Arden-Arcade, CA; San Diego-Chula Vista-Carlsbad, CA; San Jose-Sunnyvale-Santa Clara, CA are mandatory Small Area FMR metros, so voucher payment standards there come from the ZIP figure, not the area figure below. Use the ZIP lookup, or see all 65 mandatory metros.
Every HUD rent area in California, FY 2027
51 HUD FMR areas cover 58 counties; 30 are metro areas. Monthly gross rent by bedroom count. The trend line is the 2-bedroom FMR from FY 2017 to FY 2027 for the most populous member.
Biggest one-year move up: Stockton-Lodi, CA, +15.7%. Biggest move down: Salinas, CA, −10.0%. HUD caps a one-year drop at 10%.
| HUD area | Studio | 1BR | 2BR | 3BR | 4BR | 1 yr | 5 yr | FY17 to FY27 |
|---|---|---|---|---|---|---|---|---|
| Alpine County | 1,063 | 1,167 | 1,526 | 2,113 | 2,522 | −0.2% | +42.2% | |
| Amador County | 1,373 | 1,381 | 1,765 | 2,219 | 2,568 | +3.9% | +53.7% | |
| Bakersfield-Delano | 1,265 | 1,273 | 1,656 | 2,293 | 2,768 | +11.7% | +63.5% | |
| Calaveras County | 1,109 | 1,172 | 1,533 | 2,123 | 2,224 | −0.6% | +40.1% | |
| Chico | 1,064 | 1,190 | 1,509 | 2,090 | 2,522 | −7.1% | +28.2% | |
| Colusa County | 1,073 | 1,080 | 1,344 | 1,861 | 2,221 | +2.9% | +42.4% | |
| Del Norte County | 979 | 1,292 | 1,406 | 1,947 | 2,322 | +2.6% | +43.5% | |
| El Centro | 938 | 1,030 | 1,347 | 1,819 | 2,251 | −1.1% | +26.5% | |
| Fresno | 1,354 | 1,363 | 1,685 | 2,333 | 2,671 | +1.3% | +48.2% | |
| Glenn County | 948 | 1,040 | 1,361 | 1,867 | 2,251 | −0.1% | +44.2% | |
| Hanford-Corcoran | 1,175 | 1,183 | 1,512 | 2,094 | 2,467 | +2.9% | +30.1% | |
| Humboldt County | 1,122 | 1,188 | 1,554 | 2,152 | 2,597 | +0.3% | +39.7% | |
| Inyo County | 1,020 | 1,346 | 1,465 | 1,996 | 2,449 | −3.2% | +36.0% | |
| Lake County | 1,233 | 1,235 | 1,616 | 2,238 | 2,701 | +4.3% | +58.3% | |
| Lassen County | 884 | 1,046 | 1,248 | 1,728 | 2,086 | −2.4% | +33.2% | |
| Los Angeles-Long Beach-GlendaleZ | 2,151 | 2,402 | 2,964 | 3,760 | 4,208 | +2.1% | +45.0% | |
| Madera County | 1,264 | 1,272 | 1,460 | 2,022 | 2,440 | +6.1% | +21.9% | |
| Mariposa County | 1,035 | 1,147 | 1,486 | 2,058 | 2,196 | +2.2% | +39.8% | |
| Mendocino County | 1,209 | 1,287 | 1,683 | 2,330 | 2,610 | −1.8% | +35.2% | |
| Merced | 1,200 | 1,262 | 1,517 | 2,087 | 2,477 | +0.9% | +35.4% | |
| Modesto | 1,276 | 1,378 | 1,803 | 2,410 | 2,827 | +2.6% | +44.2% | |
| Modoc County | 755 | 856 | 1,084 | 1,501 | 1,792 | −2.2% | +35.3% | |
| Mono County | 1,342 | 1,550 | 1,927 | 2,374 | 3,185 | +15.0% | +46.1% | |
| Napa | 2,350 | 2,580 | 3,375 | 4,201 | 5,094 | +1.8% | +56.0% | |
| Nevada County | 1,313 | 1,441 | 1,885 | 2,610 | 3,151 | +4.0% | +44.2% | |
| Oakland-FremontAlameda, Contra Costa | 2,088 | 2,290 | 2,805 | 3,592 | 4,250 | −3.7% | +23.4% | |
| Oxnard-Thousand Oaks-VenturaRZ | 1,998 | 2,250 | 2,693 | 3,652 | 4,240 | held | +9.3% | |
| Plumas County | 990 | 1,087 | 1,422 | 1,883 | 1,966 | +0.8% | +55.4% | |
| Redding | 1,201 | 1,209 | 1,581 | 2,189 | 2,643 | −0.6% | +26.0% | |
| Riverside-San Bernardino-OntarioRiverside, San Bernardino | 1,605 | 1,705 | 2,103 | 2,771 | 3,336 | −4.5% | +39.4% | |
| Sacramento--Roseville--Arden-ArcadeZEl Dorado, Placer, Sacramento | 1,742 | 1,793 | 2,201 | 2,887 | 3,329 | −2.4% | +42.6% | |
| Salinas | 1,956 | 2,009 | 2,416 | 3,261 | 3,551 | −10.0% | +22.8% | |
| San Benito County | 2,279 | 2,296 | 3,004 | 4,160 | 4,555 | +3.5% | +82.2% | |
| San Diego-Chula Vista-CarlsbadZ | 2,192 | 2,335 | 2,823 | 3,743 | 4,526 | −5.9% | +26.5% | |
| San FranciscoMarin, San Francisco, San Mateo | 2,574 | 3,003 | 3,697 | 4,832 | 5,439 | +2.6% | +15.6% | |
| San Jose-Sunnyvale-Santa ClaraRZ | 2,621 | 2,982 | 3,483 | 4,602 | 5,010 | held | +14.1% | |
| San Luis Obispo-Paso RoblesR | 1,842 | 2,036 | 2,671 | 3,584 | 4,105 | held | +43.9% | |
| Santa Ana-Anaheim-IrvineR | 2,682 | 2,746 | 3,236 | 4,393 | 5,246 | held | +31.5% | |
| Santa Cruz-Watsonville | 3,230 | 3,390 | 4,254 | 5,531 | 5,748 | +0.9% | +35.6% | |
| Santa Maria-Santa BarbaraR | 2,459 | 2,746 | 3,124 | 4,075 | 4,647 | held | +23.4% | |
| Santa Rosa-Petaluma | 1,980 | 2,155 | 2,819 | 3,903 | 4,295 | −0.3% | +38.3% | |
| Sierra County | 1,063 | 1,167 | 1,526 | 2,113 | 2,522 | −0.2% | +37.0% | |
| Siskiyou County | 953 | 959 | 1,254 | 1,736 | 1,984 | +0.4% | +36.0% | |
| Stockton-Lodi | 1,525 | 1,628 | 2,015 | 2,790 | 3,368 | +15.7% | +54.4% | |
| Tehama County | 948 | 1,040 | 1,361 | 1,885 | 2,275 | −0.1% | +43.3% | |
| Trinity County | 803 | 881 | 1,153 | 1,510 | 1,515 | −4.1% | +31.5% | |
| Tuolumne County | 1,116 | 1,271 | 1,603 | 2,082 | 2,679 | +0.9% | +41.6% | |
| Vallejo | 1,706 | 1,876 | 2,342 | 3,053 | 3,483 | +7.5% | +39.7% | |
| Visalia | 1,101 | 1,108 | 1,450 | 1,995 | 2,338 | −1.6% | +44.3% | |
| Yolo | 1,659 | 1,670 | 2,135 | 2,956 | 3,095 | +1.5% | +26.8% | |
| Yuba CitySutter, Yuba | 1,159 | 1,367 | 1,600 | 2,216 | 2,674 | +3.2% | +36.4% |
Dollars per month, FY 2027 file as published September 1, 2026; rows marked R show FY 2026. "1 yr" compares the FY 2027 2BR with FY 2026, "5 yr" with FY 2022. HUD's methods changed over these years, so part of any move is method, not market. Area names are HUD's.
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We'll write once when HUD publishes FY 2028 Fair Market Rents, or revised FY 2027 figures, for your ZIP's HUD area in California. HUD's FY 2028 starts October 1, 2027.
Using these numbers on a rental
The FMR sets the range for voucher payments; it is not a rent estimate for your unit. A housing agency picks a payment standard between 90% and 110% of it, then checks your asking rent against similar unassisted units nearby. Both figures cover rent plus utilities, so the agency's allowance for any utilities the tenant pays comes off the top.
Take a 2-bedroom at $1,725, a payment standard at 100% of FMR, and a $150 utility allowance (an example; each agency publishes its own schedule). Then the voucher can cover a contract rent of up to $1,575 ($1,725 minus $150), with the tenant paying the usual 30% of income. How to underwrite with FMR works through the rest.