Butte County, CA: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,5092-bedroom FMR, FY2027

$1,1901-bedroom FMR, FY2027

$77,70080% income limit, family of 4 (FY2026)

$89,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Butte County is $1,509 a month, down 7.1% from $1,625 in FY2026. Butte County belongs to the Chico, CA MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Butte County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,064	$1,155	−7.9%	$958 – $1,170
1 bedroom	$1,190	$1,270	−6.3%	$1,071 – $1,309
2 bedrooms	$1,509	$1,625	−7.1%	$1,359 – $1,659
3 bedrooms	$2,090	$2,260	−7.5%	$1,881 – $2,299
4 bedrooms	$2,522	$2,726	−7.5%	$2,270 – $2,774

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Butte County that is typically $1,359 to $1,659 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

California has a statewide cap on rent increases. 5% plus regional inflation, never more than 10% in 12 months. For increases from Aug 1, 2026: 8.1% to 8.8% depending on the county. Calculate the maximum increase for California →

Can local renters afford the fair market rent?

$43,174median income of renter households

$1,414Median gross rent, all units

39%Rent-to-income ratio (median rent ÷ median renter income)

60%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $43,174 can afford about $1,079 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,509 is $430 (39.8%) more than that. To rent a two-bedroom at the FMR, a household needs $60,360 a year under the 30% rule, or $54,324 under the common landlord rule that income must be three times the rent.

Butte County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,414 ±$26
Median income of renter households	$43,174 ±$1,938
Renters paying 30% or more of income (cost-burdened)	60.0% ±2.8
Renters paying 50% or more (severely cost-burdened)	35.3% ±2.3
Renter households (where the share can be computed)	33,027

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,060	$1,414	+33.4%
Median renter household income	$34,307	$43,174	+25.8%
Renters paying 30%+ of income	59.3%	60.0%	+0.7 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,470 to $1,700 depending on the ZIP code.

All 24 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
95901	$1,130	$1,330	$1,560	$2,160	$2,600
95914	$1,050	$1,170	$1,470	$2,040	$2,460
95916	$1,040	$1,150	$1,470	$2,040	$2,460
95917	$1,140	$1,250	$1,600	$2,220	$2,680
95926	$1,090	$1,220	$1,550	$2,150	$2,590
95927	$1,060	$1,190	$1,510	$2,090	$2,520
95928	$1,110	$1,240	$1,570	$2,170	$2,620
95929	$1,060	$1,190	$1,510	$2,090	$2,520
95930	$1,060	$1,190	$1,510	$2,090	$2,520
95938	$1,050	$1,150	$1,470	$2,050	$2,460
95940	$1,060	$1,190	$1,510	$2,090	$2,520
95941	$1,060	$1,190	$1,510	$2,090	$2,520
95942	$1,090	$1,220	$1,540	$2,140	$2,580
95948	$1,050	$1,150	$1,470	$2,040	$2,460
95954	$1,060	$1,180	$1,500	$2,080	$2,510
95958	$1,060	$1,190	$1,510	$2,090	$2,520
95965	$1,040	$1,150	$1,470	$2,040	$2,460
95966	$1,050	$1,150	$1,470	$2,040	$2,460
95967	$1,060	$1,190	$1,510	$2,090	$2,520
95968	$1,040	$1,150	$1,470	$2,040	$2,460
95969	$1,040	$1,150	$1,470	$2,040	$2,460
95973	$1,200	$1,340	$1,700	$2,350	$2,840
95974	$1,040	$1,150	$1,470	$2,040	$2,460
95978	$1,060	$1,180	$1,500	$2,080	$2,510

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Butte County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $89,400 (FY2025: $90,700, −1.4%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$20,450 +3.5%	$23,350 +3.5%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$34,000 +3.3%	$38,850 +3.3%	$43,700 +3.3%	$48,550 +3.4%	$52,450 +3.3%	$56,350 +3.4%	$60,250 +3.4%	$64,100 +3.4%
Low income (80%)	$54,400 +3.4%	$62,200 +3.5%	$69,950 +3.5%	$77,700 +3.5%	$83,950 +3.5%	$90,150 +3.4%	$96,350 +3.4%	$102,600 +3.5%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.