Madera 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).

$1,4602-bedroom FMR, FY2027

$1,2721-bedroom FMR, FY2027

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

$82,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Madera County is $1,460 a month, up 6.1% from $1,376 in FY2026. Madera County belongs to the Madera County, 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 Madera County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,264	$1,055	+19.8%	$1,138 – $1,390
1 bedroom	$1,272	$1,062	+19.8%	$1,145 – $1,399
2 bedrooms	$1,460	$1,376	+6.1%	$1,314 – $1,606
3 bedrooms	$2,022	$1,914	+5.6%	$1,820 – $2,224
4 bedrooms	$2,440	$2,275	+7.3%	$2,196 – $2,684

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 Madera County that is typically $1,314 to $1,606 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?

$47,645median income of renter households

$1,390Median gross rent, all units

35%Rent-to-income ratio (median rent ÷ median renter income)

57%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $47,645 can afford about $1,191 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,460 is $269 (22.6%) more than that. To rent a two-bedroom at the FMR, a household needs $58,400 a year under the 30% rule, or $52,560 under the common landlord rule that income must be three times the rent.

Madera County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,390 ±$42
Median income of renter households	$47,645 ±$2,840
Renters paying 30% or more of income (cost-burdened)	56.8% ±3.7
Renters paying 50% or more (severely cost-burdened)	30.5% ±2.7
Renter households (where the share can be computed)	13,571

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,014	$1,390	+37.1%
Median renter household income	$36,123	$47,645	+31.9%
Renters paying 30%+ of income	54.4%	56.8%	+2.4 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 $1,320 to $2,460 depending on the ZIP code.

All 20 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
93601	$1,300	$1,360	$1,640	$2,260	$2,580
93602	$1,450	$1,460	$1,800	$2,490	$2,850
93604	$1,350	$1,360	$1,560	$2,160	$2,610
93610	$1,180	$1,180	$1,360	$1,880	$2,270
93614	$1,620	$1,630	$1,870	$2,590	$3,130
93620	$1,220	$1,220	$1,500	$2,090	$2,400
93622	$1,220	$1,220	$1,500	$2,090	$2,400
93623	$1,380	$1,420	$1,670	$2,320	$2,710
93626	$1,860	$1,880	$2,270	$3,140	$3,660
93630	$1,290	$1,300	$1,610	$2,230	$2,550
93636	$1,660	$1,670	$1,920	$2,660	$3,210
93637	$1,260	$1,260	$1,450	$2,010	$2,420
93638	$1,250	$1,250	$1,440	$1,990	$2,410
93639	$1,260	$1,270	$1,460	$2,020	$2,440
93643	$1,140	$1,150	$1,320	$1,830	$2,210
93644	$1,530	$1,540	$1,770	$2,450	$2,960
93645	$1,440	$1,450	$1,680	$2,320	$2,780
93653	$1,330	$1,370	$1,610	$2,230	$2,610
93669	$1,270	$1,280	$1,470	$2,030	$2,450
93720	$1,980	$1,990	$2,460	$3,410	$3,900

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

HUD income limits for Madera County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $82,200 (FY2025: $80,800, +1.7%). 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.