Kings 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).

$1,5122-bedroom FMR, FY2027

$1,1831-bedroom FMR, FY2027

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

$84,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Kings County is $1,512 a month, up 2.9% from $1,469 in FY2026. Kings County belongs to the Hanford-Corcoran, 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 Kings County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,175	$1,150	+2.2%	$1,058 – $1,292
1 bedroom	$1,183	$1,157	+2.2%	$1,065 – $1,301
2 bedrooms	$1,512	$1,469	+2.9%	$1,361 – $1,663
3 bedrooms	$2,094	$2,043	+2.5%	$1,885 – $2,303
4 bedrooms	$2,467	$2,451	+0.7%	$2,221 – $2,713

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 Kings County that is typically $1,361 to $1,663 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?

$53,568median income of renter households

$1,331Median gross rent, all units

30%Rent-to-income ratio (median rent ÷ median renter income)

49%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $53,568 can afford about $1,339 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,512 is $173 (12.9%) more than that. To rent a two-bedroom at the FMR, a household needs $60,480 a year under the 30% rule, or $54,432 under the common landlord rule that income must be three times the rent.

Kings County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,331 ±$49
Median income of renter households	$53,568 ±$4,781
Renters paying 30% or more of income (cost-burdened)	48.7% ±4.0
Renters paying 50% or more (severely cost-burdened)	24.3% ±2.9
Renter households (where the share can be computed)	18,667

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$990	$1,331	+34.4%
Median renter household income	$41,357	$53,568	+29.5%
Renters paying 30%+ of income	48.2%	48.7%	+0.5 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 $1,330 to $1,770 depending on the ZIP code.

All 14 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
93201	$1,040	$1,050	$1,330	$1,840	$2,210
93202	$1,190	$1,200	$1,530	$2,120	$2,500
93204	$1,040	$1,050	$1,340	$1,860	$2,240
93212	$1,050	$1,060	$1,350	$1,870	$2,210
93230	$1,130	$1,140	$1,460	$2,020	$2,380
93232	$1,170	$1,180	$1,510	$2,090	$2,460
93239	$1,040	$1,050	$1,330	$1,840	$2,210
93242	$1,220	$1,220	$1,500	$2,090	$2,400
93245	$1,380	$1,380	$1,770	$2,450	$2,890
93246	$1,270	$1,270	$1,610	$2,230	$2,610
93266	$1,270	$1,280	$1,630	$2,260	$2,660
93274	$1,180	$1,190	$1,560	$2,150	$2,520
93631	$1,220	$1,220	$1,500	$2,090	$2,400
93656	$1,220	$1,220	$1,500	$2,090	$2,400

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

HUD income limits for Kings County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $84,900 (FY2025: $84,300, +0.7%). 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.