Orange 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).

$3,0572-bedroom FMR, FY2027

$2,6101-bedroom FMR, FY2027

$148,85080% income limit, family of 4 (FY2026)

$138,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Orange County is $3,057 a month, down 5.5% from $3,236 in FY2026. Orange County belongs to the Santa Ana-Anaheim-Irvine, 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 Orange County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$2,580	$2,682	−3.8%	$2,322 – $2,838
1 bedroom	$2,610	$2,746	−5.0%	$2,349 – $2,871
2 bedrooms	$3,057	$3,236	−5.5%	$2,752 – $3,362
3 bedrooms	$4,153	$4,393	−5.5%	$3,738 – $4,568
4 bedrooms	$4,964	$5,246	−5.4%	$4,468 – $5,460

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 Orange County that is typically $2,752 to $3,362 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?

$86,153median income of renter households

$2,434Median gross rent, all units

34%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 $86,153 can afford about $2,154 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $3,057 is $903 (41.9%) more than that. To rent a two-bedroom at the FMR, a household needs $122,280 a year under the 30% rule, or $110,052 under the common landlord rule that income must be three times the rent.

Orange County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$2,434 ±$13
Median income of renter households	$86,153 ±$1,044
Renters paying 30% or more of income (cost-burdened)	56.6% ±0.8
Renters paying 50% or more (severely cost-burdened)	29.8% ±0.7
Renter households (where the share can be computed)	450,441

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,854	$2,434	+31.3%
Median renter household income	$63,454	$86,153	+35.8%
Renters paying 30%+ of income	56.6%	56.6%	+0.0 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 $2,690 to $4,590 depending on the ZIP code.

All 147 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
90620	$2,510	$2,540	$2,970	$4,030	$4,820
90621	$2,420	$2,480	$2,920	$3,960	$4,730
90622	$2,580	$2,610	$3,060	$4,160	$4,970
90623	$2,350	$2,380	$2,790	$3,790	$4,520
90624	$2,580	$2,610	$3,060	$4,160	$4,970
90630	$2,620	$2,650	$3,100	$4,210	$5,030
90631	$2,230	$2,280	$2,690	$3,620	$4,300
90632	$2,580	$2,610	$3,060	$4,160	$4,970
90633	$2,580	$2,610	$3,060	$4,160	$4,970
90638	$2,480	$2,770	$3,410	$4,330	$4,850
90680	$2,420	$2,480	$2,920	$3,960	$4,730
90720	$2,590	$2,620	$3,070	$4,170	$4,980
90721	$2,580	$2,610	$3,060	$4,160	$4,970
90740	$2,660	$2,690	$3,150	$4,280	$5,110
90742	$2,690	$2,720	$3,190	$4,330	$5,180
90743	$2,590	$2,620	$3,070	$4,170	$4,980
90808	$2,610	$2,910	$3,590	$4,550	$5,100
90815	$2,480	$2,770	$3,420	$4,340	$4,860
92530	$2,420	$2,480	$2,920	$3,960	$4,730
92602	$3,140	$3,180	$3,720	$5,050	$6,040
92603	$3,670	$3,710	$4,350	$5,910	$7,060
92604	$3,050	$3,080	$3,610	$4,900	$5,860
92605	$2,580	$2,610	$3,060	$4,160	$4,970
92606	$3,080	$3,120	$3,650	$4,960	$5,930
92607	$2,580	$2,610	$3,060	$4,160	$4,970
92609	$2,580	$2,610	$3,060	$4,160	$4,970
92610	$3,200	$3,240	$3,790	$5,150	$6,150
92612	$3,350	$3,390	$3,970	$5,390	$6,450
92614	$3,160	$3,200	$3,750	$5,090	$6,090
92615	$2,580	$2,610	$3,060	$4,160	$4,970
92616	$2,580	$2,610	$3,060	$4,160	$4,970
92617	$2,420	$2,480	$2,920	$3,960	$4,730
92618	$3,660	$3,710	$4,340	$5,900	$7,050
92619	$2,580	$2,610	$3,060	$4,160	$4,970
92620	$3,440	$3,480	$4,080	$5,540	$6,620
92623	$2,580	$2,610	$3,060	$4,160	$4,970
92624	$3,010	$3,050	$3,570	$4,850	$5,800
92625	$3,620	$3,660	$4,290	$5,830	$6,960
92626	$2,900	$2,940	$3,440	$4,670	$5,590
92627	$2,600	$2,630	$3,080	$4,180	$5,000
92628	$2,580	$2,610	$3,060	$4,160	$4,970
92629	$3,140	$3,180	$3,720	$5,050	$6,040
92630	$2,910	$2,950	$3,450	$4,690	$5,600
92637	$2,420	$2,480	$2,920	$3,960	$4,730
92646	$2,730	$2,770	$3,240	$4,400	$5,260
92647	$2,610	$2,640	$3,090	$4,200	$5,020
92648	$2,710	$2,740	$3,210	$4,360	$5,210
92649	$2,720	$2,750	$3,220	$4,370	$5,230
92650	$2,580	$2,610	$3,060	$4,160	$4,970
92651	$3,160	$3,200	$3,750	$5,090	$6,090
92652	$2,580	$2,610	$3,060	$4,160	$4,970
92653	$2,840	$2,880	$3,370	$4,580	$5,470
92654	$2,580	$2,610	$3,060	$4,160	$4,970
92655	$2,420	$2,480	$2,920	$3,960	$4,730
92656	$3,160	$3,200	$3,750	$5,090	$6,090
92657	$3,470	$3,540	$4,170	$5,660	$6,760
92658	$2,580	$2,610	$3,060	$4,160	$4,970
92659	$2,580	$2,610	$3,060	$4,160	$4,970
92660	$3,870	$3,920	$4,590	$6,240	$7,450
92661	$3,030	$3,070	$3,590	$4,880	$5,830
92662	$2,870	$2,900	$3,400	$4,620	$5,520
92663	$2,990	$3,020	$3,540	$4,810	$5,750
92672	$2,640	$2,680	$3,140	$4,260	$5,100
92673	$3,610	$3,650	$4,280	$5,810	$6,950
92674	$2,580	$2,610	$3,060	$4,160	$4,970
92675	$2,680	$2,710	$3,170	$4,310	$5,150
92676	$2,420	$2,480	$2,920	$3,960	$4,730
92677	$3,110	$3,150	$3,690	$5,010	$5,990
92678	$2,900	$2,960	$3,510	$4,730	$5,670
92679	$3,490	$3,530	$4,140	$5,620	$6,720
92683	$2,420	$2,480	$2,920	$3,960	$4,730
92684	$2,580	$2,610	$3,060	$4,160	$4,970
92685	$2,580	$2,610	$3,060	$4,160	$4,970
92688	$2,820	$2,850	$3,340	$4,540	$5,420
92690	$2,580	$2,610	$3,060	$4,160	$4,970
92691	$2,820	$2,850	$3,340	$4,540	$5,420
92692	$3,070	$3,110	$3,640	$4,940	$5,910
92693	$2,580	$2,610	$3,060	$4,160	$4,970
92694	$3,430	$3,470	$4,060	$5,520	$6,590
92697	$2,580	$2,610	$3,060	$4,160	$4,970
92701	$2,420	$2,480	$2,920	$3,960	$4,730
92702	$2,580	$2,610	$3,060	$4,160	$4,970
92703	$2,420	$2,480	$2,920	$3,960	$4,730
92704	$2,420	$2,480	$2,920	$3,960	$4,730
92705	$2,450	$2,480	$2,920	$3,960	$4,730
92706	$2,420	$2,480	$2,920	$3,960	$4,730
92707	$2,420	$2,480	$2,920	$3,960	$4,730
92708	$2,770	$2,800	$3,280	$4,460	$5,330
92711	$2,580	$2,610	$3,060	$4,160	$4,970
92728	$2,580	$2,610	$3,060	$4,160	$4,970
92735	$2,580	$2,610	$3,060	$4,160	$4,970
92780	$2,530	$2,560	$3,000	$4,080	$4,870
92781	$2,580	$2,610	$3,060	$4,160	$4,970
92782	$3,010	$3,050	$3,570	$4,850	$5,800
92799	$2,580	$2,610	$3,060	$4,160	$4,970
92801	$2,420	$2,480	$2,920	$3,960	$4,730
92802	$2,420	$2,480	$2,920	$3,960	$4,730
92803	$2,580	$2,610	$3,060	$4,160	$4,970
92804	$2,420	$2,480	$2,920	$3,960	$4,730
92805	$2,420	$2,480	$2,920	$3,960	$4,730
92806	$2,680	$2,720	$3,180	$4,320	$5,160
92807	$3,170	$3,210	$3,760	$5,110	$6,110
92808	$3,100	$3,130	$3,670	$4,990	$5,960
92809	$2,580	$2,610	$3,060	$4,160	$4,970
92811	$2,580	$2,610	$3,060	$4,160	$4,970
92812	$2,580	$2,610	$3,060	$4,160	$4,970
92814	$2,580	$2,610	$3,060	$4,160	$4,970
92815	$2,580	$2,610	$3,060	$4,160	$4,970
92816	$2,580	$2,610	$3,060	$4,160	$4,970
92817	$2,580	$2,610	$3,060	$4,160	$4,970
92821	$2,710	$2,740	$3,210	$4,360	$5,210
92822	$2,580	$2,610	$3,060	$4,160	$4,970
92823	$3,700	$3,740	$4,380	$5,950	$7,110
92825	$2,580	$2,610	$3,060	$4,160	$4,970
92831	$2,560	$2,590	$3,030	$4,120	$4,920
92832	$2,420	$2,480	$2,920	$3,960	$4,730
92833	$2,420	$2,480	$2,920	$3,960	$4,730
92834	$2,580	$2,610	$3,060	$4,160	$4,970
92835	$2,530	$2,560	$3,000	$4,080	$4,870
92836	$2,580	$2,610	$3,060	$4,160	$4,970
92837	$2,580	$2,610	$3,060	$4,160	$4,970
92838	$2,580	$2,610	$3,060	$4,160	$4,970
92840	$2,420	$2,480	$2,920	$3,960	$4,730
92841	$2,420	$2,480	$2,920	$3,960	$4,730
92842	$2,580	$2,610	$3,060	$4,160	$4,970
92843	$2,420	$2,480	$2,920	$3,960	$4,730
92844	$2,420	$2,480	$2,920	$3,960	$4,730
92845	$2,850	$2,890	$3,400	$4,610	$5,500
92846	$2,580	$2,610	$3,060	$4,160	$4,970
92856	$2,580	$2,610	$3,060	$4,160	$4,970
92857	$2,580	$2,610	$3,060	$4,160	$4,970
92859	$2,580	$2,610	$3,060	$4,160	$4,970
92861	$2,420	$2,480	$2,920	$3,960	$4,730
92862	$2,580	$2,610	$3,060	$4,160	$4,970
92863	$2,580	$2,610	$3,060	$4,160	$4,970
92864	$2,580	$2,610	$3,060	$4,160	$4,970
92865	$2,610	$2,640	$3,090	$4,200	$5,020
92866	$2,420	$2,480	$2,920	$3,960	$4,730
92867	$2,420	$2,480	$2,920	$3,960	$4,730
92868	$2,730	$2,770	$3,240	$4,400	$5,260
92869	$2,520	$2,550	$2,990	$4,060	$4,860
92870	$2,450	$2,480	$2,920	$3,960	$4,730
92871	$2,580	$2,610	$3,060	$4,160	$4,970
92885	$2,580	$2,610	$3,060	$4,160	$4,970
92886	$3,360	$3,400	$3,980	$5,410	$6,460
92887	$2,780	$2,820	$3,300	$4,480	$5,360
92899	$2,580	$2,610	$3,060	$4,160	$4,970

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

HUD income limits for Orange County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $138,600 (FY2025: $136,600, +1.5%). 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%)	$39,100 +10.0%	$44,700 +10.1%	$50,300 +10.1%	$55,850 +10.0%	$60,350 +10.0%	$64,800 +10.0%	$69,300 +10.1%	$73,750 +10.1%
Very low income (50%)	$65,150 +10.0%	$74,450 +10.0%	$83,750 +10.0%	$93,050 +10.0%	$100,500 +10.0%	$107,950 +10.0%	$115,400 +10.0%	$122,850 +10.0%
Low income (80%)	$104,200 +10.0%	$119,100 +10.0%	$134,000 +10.0%	$148,850 +10.0%	$160,800 +10.0%	$172,700 +10.0%	$184,600 +10.0%	$196,500 +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.