Napa 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).

$3,3752-bedroom FMR, FY2027

$2,5801-bedroom FMR, FY2027

$140,95080% income limit, family of 4 (FY2026)

$165,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Napa County is $3,375 a month, up 1.8% from $3,315 in FY2026. Napa County belongs to the Napa, 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 Napa County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$2,350	$2,286	+2.8%	$2,115 – $2,585
1 bedroom	$2,580	$2,526	+2.1%	$2,322 – $2,838
2 bedrooms	$3,375	$3,315	+1.8%	$3,038 – $3,712
3 bedrooms	$4,201	$4,222	−0.5%	$3,781 – $4,621
4 bedrooms	$5,094	$4,942	+3.1%	$4,585 – $5,603

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 Napa County that is typically $3,038 to $3,712 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?

$81,786median income of renter households

$2,237Median gross rent, all units

33%Rent-to-income ratio (median rent ÷ median renter income)

55%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $81,786 can afford about $2,045 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $3,375 is $1,330 (65.1%) more than that. To rent a two-bedroom at the FMR, a household needs $135,000 a year under the 30% rule, or $121,500 under the common landlord rule that income must be three times the rent.

Napa County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$2,237 ±$56
Median income of renter households	$81,786 ±$3,940
Renters paying 30% or more of income (cost-burdened)	54.8% ±4.2
Renters paying 50% or more (severely cost-burdened)	26.6% ±3.6
Renter households (where the share can be computed)	17,326

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,700	$2,237	+31.6%
Median renter household income	$61,919	$81,786	+32.1%
Renters paying 30%+ of income	52.9%	54.8%	+1.9 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 $2,990 to $3,790 depending on the ZIP code.

All 16 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
94503	$2,640	$2,890	$3,790	$4,710	$5,710
94508	$2,060	$2,280	$2,990	$3,800	$4,450
94515	$2,060	$2,280	$2,990	$3,800	$4,450
94534	$2,160	$2,370	$2,990	$3,860	$4,450
94558	$2,460	$2,700	$3,530	$4,390	$5,330
94559	$2,300	$2,530	$3,310	$4,120	$5,000
94562	$2,350	$2,580	$3,380	$4,210	$5,100
94567	$2,370	$2,610	$3,410	$4,240	$5,150
94573	$2,300	$2,530	$3,300	$4,110	$4,990
94574	$2,160	$2,370	$3,100	$3,860	$4,680
94576	$2,160	$2,370	$3,100	$3,860	$4,680
94581	$2,350	$2,580	$3,380	$4,210	$5,100
94591	$2,060	$2,280	$2,990	$3,800	$4,450
94599	$2,530	$2,780	$3,640	$4,530	$5,490
95461	$2,060	$2,280	$2,990	$3,800	$4,450
95476	$2,060	$2,280	$2,990	$3,960	$4,450

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

HUD income limits for Napa County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $165,400 (FY2025: $146,700, +12.7%). 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%)	$37,050 +9.9%	$42,350 +10.0%	$47,650 +10.0%	$52,900 +10.0%	$57,150 +10.0%	$61,400 +10.0%	$65,600 +10.0%	$69,850 +10.0%
Very low income (50%)	$61,700 +10.0%	$70,500 +10.0%	$79,350 +10.0%	$88,150 +10.0%	$95,250 +10.0%	$102,300 +10.0%	$109,300 +10.0%	$116,350 +10.0%
Low income (80%)	$98,700 +10.0%	$112,800 +10.0%	$126,850 +10.0%	$140,950 +10.0%	$152,250 +10.0%	$163,550 +10.0%	$174,800 +10.0%	$186,100 +10.0%

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.