Sierra 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).

$1,5262-bedroom FMR, FY2027

$1,1671-bedroom FMR, FY2027

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

$88,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Sierra County is $1,526 a month, down 0.2% from $1,529 in FY2026. Sierra County belongs to the Sierra County, CA FMR area (non-metro county), 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 Sierra County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,063	$1,068	−0.5%	$957 – $1,169
1 bedroom	$1,167	$1,165	+0.2%	$1,051 – $1,283
2 bedrooms	$1,526	$1,529	−0.2%	$1,374 – $1,678
3 bedrooms	$2,113	$2,126	−0.6%	$1,902 – $2,324
4 bedrooms	$2,522	$2,527	−0.2%	$2,270 – $2,774

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 Sierra County that is typically $1,374 to $1,678 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?

$54,030median income of renter households

–Median gross rent, all units (low reliability)

–Rent-to-income ratio (median rent ÷ median renter income)

43%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $54,030 can afford about $1,351 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,526 is $175 (13.0%) more than that. To rent a two-bedroom at the FMR, a household needs $61,040 a year under the 30% rule, or $54,936 under the common landlord rule that income must be three times the rent.

Sierra County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	–
Median income of renter households	$54,030 ±$17,651
Renters paying 30% or more of income (cost-burdened)	43.1% ±49.7
Renters paying 50% or more (severely cost-burdened)	0.0% ±6.9
Renter households (where the share can be computed)	202

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$972	–	–
Median renter household income	$34,485	$54,030	+56.7%
Renters paying 30%+ of income	42.5%	43.1%	+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.

HUD income limits for Sierra County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $88,000 (FY2025: $81,100, +8.5%). 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%)	$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.