Shasta 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).

$1,5812-bedroom FMR, FY2027

$1,2091-bedroom FMR, FY2027

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

$97,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Shasta County is $1,581 a month, down 0.6% from $1,590 in FY2026. Shasta County belongs to the Redding, 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 Shasta County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,201	$1,172	+2.5%	$1,081 – $1,321
1 bedroom	$1,209	$1,212	−0.2%	$1,089 – $1,329
2 bedrooms	$1,581	$1,590	−0.6%	$1,423 – $1,739
3 bedrooms	$2,189	$2,211	−1.0%	$1,971 – $2,407
4 bedrooms	$2,643	$2,667	−0.9%	$2,379 – $2,907

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 Shasta County that is typically $1,423 to $1,739 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?

$49,763median income of renter households

$1,317Median gross rent, all units

32%Rent-to-income ratio (median rent ÷ median renter income)

53%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $49,763 can afford about $1,244 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,581 is $337 (27.1%) more than that. To rent a two-bedroom at the FMR, a household needs $63,240 a year under the 30% rule, or $56,916 under the common landlord rule that income must be three times the rent.

Shasta County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,317 ±$39
Median income of renter households	$49,763 ±$5,012
Renters paying 30% or more of income (cost-burdened)	53.3% ±3.0
Renters paying 50% or more (severely cost-burdened)	24.8% ±2.4
Renter households (where the share can be computed)	22,608

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,039	$1,317	+26.8%
Median renter household income	$38,059	$49,763	+30.8%
Renters paying 30%+ of income	52.7%	53.3%	+0.6 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 $1,440 to $2,160 depending on the ZIP code.

All 34 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
96001	$1,150	$1,160	$1,520	$2,100	$2,540
96002	$1,180	$1,190	$1,560	$2,160	$2,610
96003	$1,350	$1,360	$1,780	$2,460	$2,980
96007	$1,060	$1,100	$1,440	$1,990	$2,410
96008	$1,290	$1,300	$1,700	$2,350	$2,840
96011	$1,060	$1,100	$1,440	$1,990	$2,410
96013	$1,060	$1,100	$1,440	$1,990	$2,410
96016	$1,060	$1,100	$1,440	$1,990	$2,410
96017	$1,060	$1,100	$1,440	$1,990	$2,410
96019	$1,220	$1,230	$1,610	$2,230	$2,690
96022	$1,240	$1,300	$1,700	$2,360	$2,850
96025	$1,060	$1,100	$1,440	$1,990	$2,410
96028	$1,060	$1,100	$1,440	$1,990	$2,410
96033	$1,160	$1,170	$1,530	$2,120	$2,560
96040	$1,200	$1,210	$1,580	$2,190	$2,640
96047	$1,080	$1,130	$1,480	$2,020	$2,410
96049	$1,200	$1,210	$1,580	$2,190	$2,640
96051	$1,060	$1,100	$1,440	$1,990	$2,410
96056	$1,080	$1,140	$1,450	$2,010	$2,430
96059	$1,060	$1,100	$1,440	$1,990	$2,410
96062	$1,530	$1,540	$2,010	$2,780	$3,360
96065	$1,200	$1,210	$1,580	$2,190	$2,640
96069	$1,200	$1,210	$1,580	$2,190	$2,640
96071	$1,200	$1,210	$1,580	$2,190	$2,640
96073	$1,620	$1,640	$2,160	$2,990	$3,610
96075	$1,060	$1,100	$1,440	$1,990	$2,410
96076	$1,060	$1,100	$1,440	$1,990	$2,410
96084	$1,200	$1,210	$1,580	$2,190	$2,640
96087	$1,130	$1,240	$1,620	$2,270	$2,750
96088	$1,200	$1,210	$1,580	$2,190	$2,640
96089	$1,200	$1,210	$1,580	$2,190	$2,640
96095	$1,200	$1,210	$1,580	$2,190	$2,640
96096	$1,200	$1,210	$1,580	$2,190	$2,640
96099	$1,200	$1,210	$1,580	$2,190	$2,640

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

HUD income limits for Shasta County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $97,100 (FY2025: $101,800, −4.6%). 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 ±0.0%	$23,350 −0.2%	$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 −0.1%	$38,850 −0.1%	$43,700 −0.2%	$48,550 −0.2%	$52,450 −0.2%	$56,350 −0.2%	$60,250 −0.2%	$64,100 −0.2%
Low income (80%)	$54,400 −0.2%	$62,200 −0.2%	$69,950 −0.2%	$77,700 −0.2%	$83,950 −0.2%	$90,150 −0.2%	$96,350 −0.2%	$102,600 −0.2%

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.