Fresno 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).

$1,6852-bedroom FMR, FY2027

$1,3631-bedroom FMR, FY2027

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

$91,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Fresno County is $1,685 a month, up 1.3% from $1,664 in FY2026. Fresno County belongs to the Fresno, CA HUD Metro FMR Area 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 Fresno County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,354	$1,347	+0.5%	$1,219 – $1,489
1 bedroom	$1,363	$1,355	+0.6%	$1,227 – $1,499
2 bedrooms	$1,685	$1,664	+1.3%	$1,517 – $1,853
3 bedrooms	$2,333	$2,314	+0.8%	$2,100 – $2,566
4 bedrooms	$2,671	$2,660	+0.4%	$2,404 – $2,938

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 Fresno County that is typically $1,517 to $1,853 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?

$49,705median income of renter households

$1,392Median gross rent, all units

34%Rent-to-income ratio (median rent ÷ median renter income)

56%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $49,705 can afford about $1,243 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,685 is $442 (35.6%) more than that. To rent a two-bedroom at the FMR, a household needs $67,400 a year under the 30% rule, or $60,660 under the common landlord rule that income must be three times the rent.

Fresno County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,392 ±$16
Median income of renter households	$49,705 ±$1,527
Renters paying 30% or more of income (cost-burdened)	55.5% ±1.5
Renters paying 50% or more (severely cost-burdened)	30.1% ±1.3
Renter households (where the share can be computed)	135,072

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$998	$1,392	+39.5%
Median renter household income	$33,624	$49,705	+47.8%
Renters paying 30%+ of income	56.5%	55.5%	−1.0 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 $1,500 to $2,620 depending on the ZIP code.

All 95 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
93210	$1,990	$2,020	$2,620	$3,550	$3,780
93234	$1,220	$1,220	$1,500	$2,090	$2,400
93242	$1,220	$1,220	$1,500	$2,090	$2,400
93602	$1,450	$1,460	$1,800	$2,490	$2,850
93603	$1,220	$1,220	$1,500	$2,090	$2,400
93605	$1,400	$1,410	$1,720	$2,400	$2,750
93606	$1,220	$1,220	$1,500	$2,090	$2,400
93608	$1,220	$1,220	$1,500	$2,090	$2,400
93609	$1,290	$1,290	$1,600	$2,220	$2,540
93611	$2,030	$2,050	$2,530	$3,500	$4,010
93612	$1,470	$1,480	$1,830	$2,530	$2,900
93613	$1,360	$1,370	$1,690	$2,340	$2,680
93616	$1,350	$1,360	$1,680	$2,330	$2,660
93618	$1,220	$1,220	$1,500	$2,090	$2,400
93619	$2,030	$2,050	$2,530	$3,500	$4,010
93620	$1,220	$1,220	$1,500	$2,090	$2,400
93621	$1,230	$1,240	$1,530	$2,120	$2,430
93622	$1,220	$1,220	$1,500	$2,090	$2,400
93624	$1,220	$1,220	$1,500	$2,090	$2,400
93625	$1,240	$1,250	$1,540	$2,130	$2,440
93626	$1,860	$1,880	$2,270	$3,140	$3,660
93627	$1,220	$1,220	$1,500	$2,090	$2,400
93628	$1,360	$1,370	$1,690	$2,340	$2,680
93630	$1,290	$1,300	$1,610	$2,230	$2,550
93631	$1,220	$1,220	$1,500	$2,090	$2,400
93634	$1,260	$1,540	$1,780	$2,330	$2,960
93640	$1,220	$1,220	$1,500	$2,090	$2,400
93641	$1,330	$1,340	$1,670	$2,310	$2,650
93642	$1,360	$1,370	$1,690	$2,340	$2,680
93646	$1,220	$1,220	$1,500	$2,090	$2,400
93647	$1,220	$1,220	$1,500	$2,090	$2,400
93648	$1,220	$1,220	$1,500	$2,090	$2,400
93649	$1,360	$1,370	$1,690	$2,340	$2,680
93650	$1,250	$1,250	$1,550	$2,150	$2,460
93651	$1,880	$1,890	$2,330	$3,230	$3,700
93652	$1,220	$1,220	$1,500	$2,090	$2,400
93654	$1,260	$1,270	$1,570	$2,180	$2,500
93656	$1,220	$1,220	$1,500	$2,090	$2,400
93657	$1,220	$1,220	$1,510	$2,090	$2,400
93660	$1,220	$1,220	$1,500	$2,090	$2,400
93662	$1,250	$1,250	$1,550	$2,150	$2,460
93664	$1,430	$1,440	$1,760	$2,440	$2,800
93667	$1,580	$1,590	$1,960	$2,710	$3,110
93668	$1,250	$1,260	$1,560	$2,160	$2,470
93675	$1,220	$1,220	$1,500	$2,090	$2,400
93701	$1,220	$1,220	$1,500	$2,090	$2,400
93702	$1,240	$1,250	$1,540	$2,130	$2,440
93703	$1,270	$1,280	$1,580	$2,190	$2,500
93704	$1,520	$1,530	$1,890	$2,620	$3,000
93705	$1,370	$1,370	$1,700	$2,350	$2,700
93706	$1,220	$1,220	$1,500	$2,090	$2,400
93707	$1,360	$1,370	$1,690	$2,340	$2,680
93708	$1,360	$1,370	$1,690	$2,340	$2,680
93709	$1,360	$1,370	$1,690	$2,340	$2,680
93710	$1,330	$1,330	$1,650	$2,280	$2,620
93711	$1,680	$1,690	$2,090	$2,890	$3,310
93712	$1,360	$1,370	$1,690	$2,340	$2,680
93714	$1,360	$1,370	$1,690	$2,340	$2,680
93715	$1,360	$1,370	$1,690	$2,340	$2,680
93716	$1,360	$1,370	$1,690	$2,340	$2,680
93717	$1,360	$1,370	$1,690	$2,340	$2,680
93718	$1,360	$1,370	$1,690	$2,340	$2,680
93720	$1,980	$1,990	$2,460	$3,410	$3,900
93721	$1,220	$1,220	$1,500	$2,090	$2,400
93722	$1,420	$1,430	$1,770	$2,450	$2,810
93723	$2,030	$2,040	$2,520	$3,490	$4,000
93724	$1,360	$1,370	$1,690	$2,340	$2,680
93725	$1,330	$1,330	$1,650	$2,280	$2,620
93726	$1,310	$1,320	$1,630	$2,260	$2,580
93727	$1,330	$1,340	$1,660	$2,300	$2,630
93728	$1,280	$1,290	$1,590	$2,200	$2,520
93729	$1,360	$1,370	$1,690	$2,340	$2,680
93730	$2,030	$2,050	$2,530	$3,500	$4,010
93737	$1,620	$1,620	$1,990	$2,770	$3,180
93740	$1,330	$1,330	$1,650	$2,280	$2,620
93741	$1,430	$1,440	$1,780	$2,470	$2,830
93744	$1,360	$1,370	$1,690	$2,340	$2,680
93745	$1,360	$1,370	$1,690	$2,340	$2,680
93747	$1,360	$1,370	$1,690	$2,340	$2,680
93755	$1,360	$1,370	$1,690	$2,340	$2,680
93771	$1,360	$1,370	$1,690	$2,340	$2,680
93772	$1,360	$1,370	$1,690	$2,340	$2,680
93773	$1,360	$1,370	$1,690	$2,340	$2,680
93774	$1,360	$1,370	$1,690	$2,340	$2,680
93775	$1,360	$1,370	$1,690	$2,340	$2,680
93776	$1,360	$1,370	$1,690	$2,340	$2,680
93777	$1,360	$1,370	$1,690	$2,340	$2,680
93778	$1,360	$1,370	$1,690	$2,340	$2,680
93779	$1,360	$1,370	$1,690	$2,340	$2,680
93790	$1,360	$1,370	$1,690	$2,340	$2,680
93791	$1,360	$1,370	$1,690	$2,340	$2,680
93792	$1,360	$1,370	$1,690	$2,340	$2,680
93793	$1,360	$1,370	$1,690	$2,340	$2,680
93794	$1,360	$1,370	$1,690	$2,340	$2,680
93888	$1,360	$1,370	$1,690	$2,340	$2,680

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

HUD income limits for Fresno County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $91,300 (FY2025: $88,500, +3.2%). 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.