Sonoma 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).

$2,8192-bedroom FMR, FY2027

$2,1551-bedroom FMR, FY2027

$131,85080% income limit, family of 4 (FY2026)

$133,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Sonoma County is $2,819 a month, down 0.3% from $2,827 in FY2026. Sonoma County belongs to the Santa Rosa-Petaluma, 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 Sonoma County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,980	$1,949	+1.6%	$1,782 – $2,178
1 bedroom	$2,155	$2,155	±0.0%	$1,940 – $2,370
2 bedrooms	$2,819	$2,827	−0.3%	$2,538 – $3,100
3 bedrooms	$3,903	$3,887	+0.4%	$3,513 – $4,293
4 bedrooms	$4,295	$4,147	+3.6%	$3,866 – $4,724

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 Sonoma County that is typically $2,538 to $3,100 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?

$77,033median income of renter households

$2,158Median gross rent, all units

34%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 $77,033 can afford about $1,926 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $2,819 is $893 (46.4%) more than that. To rent a two-bedroom at the FMR, a household needs $112,760 a year under the 30% rule, or $101,484 under the common landlord rule that income must be three times the rent.

Sonoma County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$2,158 ±$30
Median income of renter households	$77,033 ±$3,527
Renters paying 30% or more of income (cost-burdened)	54.8% ±2.0
Renters paying 50% or more (severely cost-burdened)	26.3% ±1.5
Renter households (where the share can be computed)	67,307

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,621	$2,158	+33.1%
Median renter household income	$57,750	$77,033	+33.4%
Renters paying 30%+ of income	54.9%	54.8%	−0.1 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 $2,550 to $3,390 depending on the ZIP code.

All 53 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
94515	$2,060	$2,280	$2,990	$3,800	$4,450
94574	$2,160	$2,370	$3,100	$3,860	$4,680
94922	$1,760	$1,940	$2,550	$3,500	$3,740
94923	$1,760	$1,940	$2,550	$3,500	$3,740
94927	$1,980	$2,160	$2,820	$3,900	$4,300
94928	$2,160	$2,350	$3,080	$4,260	$4,690
94931	$1,760	$1,940	$2,550	$3,500	$3,780
94945	$2,240	$2,680	$3,250	$4,150	$4,530
94951	$1,910	$2,080	$2,720	$3,770	$4,140
94952	$2,240	$2,680	$3,250	$4,150	$4,570
94953	$1,980	$2,160	$2,820	$3,900	$4,300
94954	$2,380	$2,590	$3,390	$4,690	$5,160
94955	$1,980	$2,160	$2,820	$3,900	$4,300
94972	$1,980	$2,160	$2,820	$3,900	$4,300
94975	$1,980	$2,160	$2,820	$3,900	$4,300
94999	$1,980	$2,160	$2,820	$3,900	$4,300
95401	$2,040	$2,220	$2,900	$4,020	$4,420
95402	$1,980	$2,160	$2,820	$3,900	$4,300
95403	$2,090	$2,280	$2,980	$4,130	$4,540
95404	$1,950	$2,130	$2,780	$3,850	$4,240
95405	$2,170	$2,360	$3,090	$4,280	$4,710
95406	$1,980	$2,160	$2,820	$3,900	$4,300
95407	$1,820	$1,980	$2,590	$3,590	$3,950
95409	$2,210	$2,410	$3,150	$4,360	$4,800
95412	$1,980	$2,160	$2,820	$3,900	$4,300
95416	$1,980	$2,160	$2,820	$3,900	$4,300
95419	$1,760	$1,940	$2,550	$3,500	$3,740
95421	$1,760	$1,940	$2,550	$3,500	$3,740
95425	$1,760	$1,940	$2,550	$3,500	$3,740
95430	$1,760	$1,940	$2,550	$3,500	$3,740
95431	$1,860	$2,020	$2,640	$3,660	$4,030
95433	$1,980	$2,160	$2,820	$3,900	$4,300
95436	$1,760	$1,940	$2,550	$3,500	$3,740
95439	$2,100	$2,290	$2,990	$4,140	$4,560
95441	$1,760	$1,940	$2,550	$3,500	$3,740
95442	$1,760	$1,940	$2,550	$3,500	$3,740
95444	$1,850	$2,020	$2,640	$3,660	$4,020
95445	$1,760	$1,940	$2,550	$3,500	$3,740
95446	$1,760	$1,940	$2,550	$3,500	$3,740
95448	$2,000	$2,180	$2,850	$3,950	$4,340
95450	$2,040	$2,220	$2,910	$4,030	$4,430
95452	$2,020	$2,210	$2,890	$3,880	$4,390
95462	$1,760	$1,940	$2,550	$3,500	$3,740
95465	$1,760	$1,940	$2,550	$3,500	$3,740
95471	$1,760	$1,940	$2,550	$3,500	$3,740
95472	$1,850	$2,020	$2,640	$3,660	$4,020
95473	$1,980	$2,160	$2,820	$3,900	$4,300
95476	$2,060	$2,280	$2,990	$3,960	$4,450
95480	$1,760	$1,940	$2,550	$3,500	$3,740
95486	$1,760	$1,940	$2,550	$3,500	$3,740
95487	$1,980	$2,160	$2,820	$3,900	$4,300
95492	$2,130	$2,320	$3,040	$4,210	$4,630
95497	$2,040	$2,220	$2,910	$4,030	$4,430

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

HUD income limits for Sonoma County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $133,400 (FY2025: $132,000, +1.1%). 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%)	$34,650 +9.1%	$39,600 +9.2%	$44,550 +9.2%	$49,450 +9.2%	$53,450 +9.2%	$57,400 +9.2%	$61,350 +9.2%	$65,300 +9.2%
Very low income (50%)	$57,700 +9.2%	$65,950 +9.2%	$74,200 +9.2%	$82,400 +9.1%	$89,000 +9.1%	$95,600 +9.1%	$102,200 +9.1%	$108,800 +9.1%
Low income (80%)	$92,300 +9.0%	$105,500 +9.0%	$118,700 +9.0%	$131,850 +9.1%	$142,400 +9.0%	$152,950 +9.1%	$163,500 +9.0%	$174,050 +9.1%

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.