Kern 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).

$1,6562-bedroom FMR, FY2027

$1,2731-bedroom FMR, FY2027

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

$81,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Kern County is $1,656 a month, up 11.7% from $1,483 in FY2026. Kern County belongs to the Bakersfield-Delano, 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 Kern County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,265	$1,132	+11.7%	$1,139 – $1,391
1 bedroom	$1,273	$1,140	+11.7%	$1,146 – $1,400
2 bedrooms	$1,656	$1,483	+11.7%	$1,491 – $1,821
3 bedrooms	$2,293	$2,062	+11.2%	$2,064 – $2,522
4 bedrooms	$2,768	$2,488	+11.3%	$2,492 – $3,044

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 Kern County that is typically $1,491 to $1,821 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?

$46,101median income of renter households

$1,300Median 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 $46,101 can afford about $1,153 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,656 is $503 (43.7%) more than that. To rent a two-bedroom at the FMR, a household needs $66,240 a year under the 30% rule, or $59,616 under the common landlord rule that income must be three times the rent.

Kern County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,300 ±$21
Median income of renter households	$46,101 ±$1,578
Renters paying 30% or more of income (cost-burdened)	56.4% ±1.5
Renters paying 50% or more (severely cost-burdened)	29.8% ±1.1
Renter households (where the share can be computed)	106,144

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$978	$1,300	+32.9%
Median renter household income	$34,758	$46,101	+32.6%
Renters paying 30%+ of income	55.2%	56.4%	+1.2 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 $1,340 to $2,610 depending on the ZIP code.

All 68 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
93203	$1,140	$1,150	$1,490	$2,060	$2,490
93204	$1,040	$1,050	$1,340	$1,860	$2,240
93205	$1,020	$1,030	$1,340	$1,860	$2,240
93206	$1,090	$1,100	$1,430	$1,980	$2,390
93215	$1,150	$1,160	$1,510	$2,090	$2,520
93219	$1,020	$1,030	$1,340	$1,860	$2,240
93220	$1,270	$1,280	$1,660	$2,300	$2,770
93222	$1,890	$1,910	$2,480	$3,430	$4,150
93224	$1,190	$1,200	$1,560	$2,160	$2,610
93225	$1,410	$1,470	$1,850	$2,560	$3,080
93226	$1,150	$1,160	$1,510	$2,080	$2,480
93238	$1,090	$1,090	$1,420	$1,960	$2,370
93240	$1,120	$1,120	$1,460	$2,020	$2,440
93241	$1,020	$1,030	$1,340	$1,860	$2,240
93243	$1,570	$1,690	$2,110	$2,800	$3,260
93249	$1,020	$1,030	$1,340	$1,860	$2,240
93250	$1,120	$1,120	$1,460	$2,020	$2,440
93251	$1,100	$1,110	$1,440	$1,990	$2,410
93252	$1,710	$1,950	$2,190	$2,920	$3,320
93255	$1,030	$1,040	$1,340	$1,860	$2,240
93263	$1,280	$1,280	$1,670	$2,310	$2,790
93268	$1,020	$1,030	$1,340	$1,860	$2,240
93276	$1,020	$1,030	$1,340	$1,860	$2,240
93280	$1,080	$1,080	$1,410	$1,950	$2,360
93283	$1,070	$1,080	$1,400	$1,940	$2,340
93285	$1,080	$1,080	$1,410	$1,950	$2,360
93287	$1,280	$1,290	$1,670	$2,320	$2,790
93301	$1,140	$1,150	$1,490	$2,060	$2,490
93302	$1,270	$1,280	$1,660	$2,300	$2,770
93303	$1,270	$1,280	$1,660	$2,300	$2,770
93304	$1,210	$1,220	$1,590	$2,200	$2,660
93305	$1,170	$1,180	$1,530	$2,120	$2,560
93306	$1,300	$1,310	$1,700	$2,350	$2,840
93307	$1,180	$1,190	$1,550	$2,150	$2,590
93308	$1,370	$1,380	$1,790	$2,480	$2,990
93309	$1,380	$1,390	$1,810	$2,510	$3,030
93311	$1,860	$1,870	$2,430	$3,360	$4,060
93312	$1,890	$1,910	$2,480	$3,430	$4,150
93313	$1,850	$1,860	$2,420	$3,350	$4,040
93314	$1,890	$1,910	$2,480	$3,430	$4,150
93380	$1,270	$1,280	$1,660	$2,300	$2,770
93384	$1,270	$1,280	$1,660	$2,300	$2,770
93385	$1,270	$1,280	$1,660	$2,300	$2,770
93386	$1,270	$1,280	$1,660	$2,300	$2,770
93387	$1,270	$1,280	$1,660	$2,300	$2,770
93388	$1,270	$1,280	$1,660	$2,300	$2,770
93389	$1,270	$1,280	$1,660	$2,300	$2,770
93390	$1,270	$1,280	$1,660	$2,300	$2,770
93461	$1,720	$1,890	$2,470	$3,300	$3,820
93501	$1,210	$1,220	$1,590	$2,200	$2,660
93502	$1,270	$1,280	$1,660	$2,300	$2,770
93504	$1,270	$1,280	$1,660	$2,300	$2,770
93505	$1,210	$1,210	$1,580	$2,190	$2,640
93516	$1,530	$1,600	$1,990	$2,630	$3,170
93518	$1,400	$1,410	$1,830	$2,530	$3,060
93519	$1,210	$1,220	$1,590	$2,200	$2,660
93523	$1,890	$1,910	$2,480	$3,430	$4,150
93524	$1,890	$1,910	$2,480	$3,430	$4,150
93527	$1,020	$1,250	$1,370	$1,860	$2,290
93528	$1,270	$1,280	$1,660	$2,300	$2,770
93531	$1,340	$1,350	$1,750	$2,420	$2,930
93536	$1,890	$2,120	$2,610	$3,310	$3,710
93554	$1,270	$1,280	$1,660	$2,300	$2,770
93555	$1,530	$1,600	$1,990	$2,630	$3,170
93556	$1,270	$1,280	$1,660	$2,300	$2,770
93560	$1,320	$1,470	$1,870	$2,400	$2,890
93561	$1,300	$1,310	$1,700	$2,350	$2,840
93581	$1,300	$1,310	$1,700	$2,350	$2,840

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

HUD income limits for Kern County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $81,900 (FY2025: $81,700, +0.2%). 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.