San Diego 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).

$2,8232-bedroom FMR, FY2027

$2,3351-bedroom FMR, FY2027

$139,90080% income limit, family of 4 (FY2026)

$130,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in San Diego County is $2,823 a month, down 5.9% from $3,001 in FY2026. San Diego County belongs to the San Diego-Chula Vista-Carlsbad, 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 San Diego County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$2,192	$2,288	−4.2%	$1,973 – $2,411
1 bedroom	$2,335	$2,459	−5.0%	$2,102 – $2,568
2 bedrooms	$2,823	$3,001	−5.9%	$2,541 – $3,105
3 bedrooms	$3,743	$3,998	−6.4%	$3,369 – $4,117
4 bedrooms	$4,526	$4,845	−6.6%	$4,074 – $4,978

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 San Diego County that is typically $2,541 to $3,105 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?

$78,016median income of renter households

$2,246Median gross rent, all units

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

58%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $78,016 can afford about $1,950 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $2,823 is $873 (44.7%) more than that. To rent a two-bedroom at the FMR, a household needs $112,920 a year under the 30% rule, or $101,628 under the common landlord rule that income must be three times the rent.

San Diego County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$2,246 ±$11
Median income of renter households	$78,016 ±$867
Renters paying 30% or more of income (cost-burdened)	57.8% ±0.8
Renters paying 50% or more (severely cost-burdened)	29.6% ±0.5
Renter households (where the share can be computed)	509,117

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,658	$2,246	+35.5%
Median renter household income	$56,054	$78,016	+39.2%
Renters paying 30%+ of income	56.7%	57.8%	+1.1 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 $1,670 to $4,230 depending on the ZIP code.

All 178 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
91901	$2,030	$2,160	$2,610	$3,460	$4,180
91902	$2,230	$2,370	$2,870	$3,810	$4,600
91903	$2,190	$2,330	$2,820	$3,740	$4,520
91905	$2,050	$2,180	$2,640	$3,500	$4,240
91906	$1,610	$1,720	$2,080	$2,760	$3,340
91908	$2,190	$2,330	$2,820	$3,740	$4,520
91910	$2,010	$2,140	$2,590	$3,430	$4,150
91911	$2,070	$2,200	$2,660	$3,530	$4,260
91912	$2,190	$2,330	$2,820	$3,740	$4,520
91913	$2,900	$3,090	$3,740	$4,960	$6,000
91914	$3,200	$3,410	$4,120	$5,460	$6,610
91915	$2,960	$3,150	$3,810	$5,050	$6,110
91916	$2,100	$2,270	$2,820	$3,770	$4,590
91917	$2,120	$2,260	$2,730	$3,620	$4,380
91921	$2,190	$2,330	$2,820	$3,740	$4,520
91931	$2,370	$2,530	$3,060	$4,050	$4,910
91932	$2,010	$2,140	$2,590	$3,430	$4,150
91933	$2,190	$2,330	$2,820	$3,740	$4,520
91934	$2,170	$2,310	$2,790	$3,700	$4,470
91935	$2,120	$2,260	$2,730	$3,620	$4,380
91941	$2,040	$2,180	$2,630	$3,490	$4,220
91942	$2,200	$2,350	$2,840	$3,770	$4,550
91943	$2,190	$2,330	$2,820	$3,740	$4,520
91944	$2,190	$2,330	$2,820	$3,740	$4,520
91945	$1,820	$1,940	$2,350	$3,120	$3,770
91946	$2,190	$2,330	$2,820	$3,740	$4,520
91948	$2,180	$2,320	$2,810	$3,720	$4,500
91950	$1,720	$1,840	$2,220	$2,940	$3,560
91951	$2,190	$2,330	$2,820	$3,740	$4,520
91962	$2,550	$2,720	$3,290	$4,360	$5,280
91963	$2,190	$2,330	$2,820	$3,740	$4,520
91976	$2,190	$2,330	$2,820	$3,740	$4,520
91977	$1,880	$2,000	$2,420	$3,210	$3,880
91978	$2,280	$2,430	$2,940	$3,900	$4,710
91979	$2,190	$2,330	$2,820	$3,740	$4,520
91980	$2,190	$2,330	$2,820	$3,740	$4,520
92003	$2,140	$2,280	$2,760	$3,660	$4,430
92004	$1,310	$1,410	$1,750	$2,340	$2,860
92007	$2,920	$3,110	$3,760	$4,990	$6,030
92008	$2,520	$2,690	$3,250	$4,310	$5,210
92009	$2,850	$3,040	$3,670	$4,870	$5,880
92010	$2,830	$3,020	$3,650	$4,840	$5,850
92011	$3,140	$3,350	$4,050	$5,370	$6,490
92013	$2,190	$2,330	$2,820	$3,740	$4,520
92014	$3,240	$3,450	$4,170	$5,530	$6,690
92018	$2,190	$2,330	$2,820	$3,740	$4,520
92019	$2,200	$2,350	$2,840	$3,770	$4,550
92020	$1,950	$2,080	$2,510	$3,330	$4,020
92021	$1,890	$2,020	$2,440	$3,240	$3,910
92022	$2,190	$2,330	$2,820	$3,740	$4,520
92023	$2,190	$2,330	$2,820	$3,740	$4,520
92024	$2,860	$3,040	$3,680	$4,880	$5,900
92025	$2,010	$2,140	$2,590	$3,430	$4,150
92026	$2,170	$2,320	$2,800	$3,710	$4,490
92027	$1,940	$2,070	$2,500	$3,310	$4,010
92028	$1,790	$1,900	$2,300	$3,050	$3,690
92029	$2,350	$2,510	$3,030	$4,020	$4,860
92030	$2,190	$2,330	$2,820	$3,740	$4,520
92033	$2,190	$2,330	$2,820	$3,740	$4,520
92036	$1,730	$1,840	$2,230	$2,960	$3,580
92037	$2,620	$2,800	$3,380	$4,480	$5,420
92038	$2,190	$2,330	$2,820	$3,740	$4,520
92039	$2,190	$2,330	$2,820	$3,740	$4,520
92040	$1,930	$2,050	$2,480	$3,290	$3,980
92046	$2,190	$2,330	$2,820	$3,740	$4,520
92049	$2,190	$2,330	$2,820	$3,740	$4,520
92051	$2,190	$2,330	$2,820	$3,740	$4,520
92052	$2,190	$2,330	$2,820	$3,740	$4,520
92054	$2,050	$2,180	$2,640	$3,500	$4,230
92055	$2,320	$2,470	$3,110	$4,190	$5,090
92056	$2,570	$2,740	$3,310	$4,390	$5,310
92057	$2,340	$2,500	$3,020	$4,000	$4,840
92058	$2,210	$2,360	$2,880	$3,840	$4,660
92059	$1,550	$1,650	$1,990	$2,650	$3,220
92060	$1,480	$1,570	$1,920	$2,560	$3,120
92061	$1,870	$2,030	$2,520	$3,350	$4,080
92064	$2,310	$2,460	$2,970	$3,940	$4,760
92065	$1,950	$2,080	$2,510	$3,330	$4,050
92066	$1,430	$1,520	$1,840	$2,440	$2,950
92067	$2,810	$3,000	$3,630	$4,810	$5,810
92068	$2,190	$2,330	$2,820	$3,740	$4,520
92069	$2,190	$2,330	$2,820	$3,740	$4,520
92070	$1,730	$1,850	$2,250	$3,000	$3,640
92071	$2,140	$2,280	$2,750	$3,650	$4,410
92072	$2,190	$2,330	$2,820	$3,740	$4,520
92074	$2,190	$2,330	$2,820	$3,740	$4,520
92075	$3,060	$3,260	$3,940	$5,220	$6,320
92078	$2,480	$2,640	$3,190	$4,230	$5,110
92079	$2,190	$2,330	$2,820	$3,740	$4,520
92081	$2,420	$2,580	$3,120	$4,140	$5,000
92082	$1,590	$1,700	$2,050	$2,720	$3,290
92083	$2,170	$2,310	$2,790	$3,700	$4,470
92084	$2,020	$2,150	$2,600	$3,450	$4,170
92085	$2,190	$2,330	$2,820	$3,740	$4,520
92086	$1,430	$1,520	$1,840	$2,440	$2,950
92088	$2,190	$2,330	$2,820	$3,740	$4,520
92091	$2,680	$2,860	$3,510	$4,690	$5,700
92092	$2,190	$2,330	$2,820	$3,740	$4,520
92093	$2,600	$2,780	$3,360	$4,450	$5,380
92096	$2,190	$2,330	$2,820	$3,740	$4,520
92101	$3,180	$3,380	$4,090	$5,420	$6,560
92102	$2,100	$2,230	$2,700	$3,580	$4,330
92103	$2,490	$2,660	$3,210	$4,260	$5,150
92104	$2,260	$2,410	$2,910	$3,860	$4,670
92105	$1,780	$1,890	$2,290	$3,040	$3,670
92106	$2,270	$2,420	$2,930	$3,880	$4,700
92107	$2,460	$2,620	$3,170	$4,200	$5,080
92108	$3,200	$3,410	$4,120	$5,460	$6,610
92109	$2,700	$2,880	$3,480	$4,610	$5,580
92110	$2,520	$2,690	$3,250	$4,310	$5,210
92111	$2,190	$2,330	$2,820	$3,740	$4,520
92112	$2,190	$2,330	$2,820	$3,740	$4,520
92113	$1,740	$1,850	$2,240	$2,970	$3,590
92114	$1,880	$2,000	$2,420	$3,210	$3,880
92115	$2,060	$2,190	$2,650	$3,510	$4,250
92116	$2,220	$2,370	$2,860	$3,790	$4,590
92117	$2,180	$2,320	$2,810	$3,730	$4,510
92118	$3,280	$3,500	$4,230	$5,610	$6,780
92119	$2,280	$2,430	$2,940	$3,900	$4,710
92120	$2,410	$2,570	$3,110	$4,120	$4,990
92121	$2,550	$2,720	$3,290	$4,360	$5,280
92122	$2,870	$3,060	$3,700	$4,910	$5,930
92123	$2,790	$2,970	$3,590	$4,760	$5,760
92124	$3,110	$3,320	$4,010	$5,320	$6,430
92126	$2,700	$2,880	$3,480	$4,610	$5,580
92127	$2,650	$2,820	$3,410	$4,520	$5,470
92128	$2,800	$2,990	$3,610	$4,790	$5,790
92129	$2,400	$2,560	$3,090	$4,100	$4,950
92130	$3,280	$3,500	$4,230	$5,610	$6,780
92131	$3,070	$3,270	$3,950	$5,240	$6,330
92132	$2,190	$2,330	$2,820	$3,740	$4,520
92134	$3,110	$3,300	$3,990	$5,290	$6,410
92135	$3,280	$3,500	$4,230	$5,610	$6,780
92136	$1,730	$1,850	$2,230	$2,960	$3,580
92137	$2,190	$2,330	$2,820	$3,740	$4,520
92138	$2,190	$2,330	$2,820	$3,740	$4,520
92139	$2,120	$2,260	$2,730	$3,620	$4,380
92140	$2,970	$3,160	$3,820	$5,070	$6,130
92142	$2,190	$2,330	$2,820	$3,740	$4,520
92143	$2,190	$2,330	$2,820	$3,740	$4,520
92145	$2,650	$2,820	$3,410	$4,520	$5,470
92147	$2,640	$2,820	$3,410	$4,510	$5,470
92149	$2,190	$2,330	$2,820	$3,740	$4,520
92150	$2,190	$2,330	$2,820	$3,740	$4,520
92152	$2,190	$2,330	$2,820	$3,740	$4,520
92153	$2,190	$2,330	$2,820	$3,740	$4,520
92154	$2,150	$2,290	$2,770	$3,670	$4,440
92155	$3,280	$3,500	$4,230	$5,610	$6,780
92159	$2,190	$2,330	$2,820	$3,740	$4,520
92160	$2,190	$2,330	$2,820	$3,740	$4,520
92161	$2,190	$2,330	$2,820	$3,740	$4,520
92163	$2,190	$2,330	$2,820	$3,740	$4,520
92165	$2,190	$2,330	$2,820	$3,740	$4,520
92166	$2,190	$2,330	$2,820	$3,740	$4,520
92167	$2,190	$2,330	$2,820	$3,740	$4,520
92168	$2,190	$2,330	$2,820	$3,740	$4,520
92169	$2,190	$2,330	$2,820	$3,740	$4,520
92170	$2,190	$2,330	$2,820	$3,740	$4,520
92171	$2,190	$2,330	$2,820	$3,740	$4,520
92172	$2,190	$2,330	$2,820	$3,740	$4,520
92173	$1,790	$1,910	$2,310	$3,060	$3,700
92174	$2,190	$2,330	$2,820	$3,740	$4,520
92175	$2,190	$2,330	$2,820	$3,740	$4,520
92176	$2,190	$2,330	$2,820	$3,740	$4,520
92177	$2,190	$2,330	$2,820	$3,740	$4,520
92178	$2,190	$2,330	$2,820	$3,740	$4,520
92179	$2,150	$2,290	$2,770	$3,670	$4,440
92182	$2,190	$2,330	$2,820	$3,740	$4,520
92191	$2,190	$2,330	$2,820	$3,740	$4,520
92192	$2,190	$2,330	$2,820	$3,740	$4,520
92193	$2,190	$2,330	$2,820	$3,740	$4,520
92195	$2,190	$2,330	$2,820	$3,740	$4,520
92196	$2,190	$2,330	$2,820	$3,740	$4,520
92198	$2,190	$2,330	$2,820	$3,740	$4,520
92536	$1,310	$1,370	$1,700	$2,260	$2,750
92562	$2,010	$2,130	$2,630	$3,470	$4,170
92590	$1,270	$1,350	$1,670	$2,200	$2,680
92672	$2,640	$2,680	$3,140	$4,260	$5,100

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

HUD income limits for San Diego County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $130,900 (FY2025: $130,800, +0.1%). 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%)	$36,750 +5.8%	$42,000 +5.8%	$47,250 +5.8%	$52,450 +5.7%	$56,650 +5.7%	$60,850 +5.7%	$65,050 +5.7%	$69,250 +5.7%
Very low income (50%)	$61,250 +5.8%	$70,000 +5.8%	$78,750 +5.8%	$87,450 +5.7%	$94,450 +5.7%	$101,450 +5.7%	$108,450 +5.8%	$115,450 +5.7%
Low income (80%)	$97,950 +5.7%	$111,950 +5.7%	$125,950 +5.7%	$139,900 +5.7%	$151,100 +5.7%	$162,300 +5.7%	$173,500 +5.7%	$184,700 +5.7%

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.