Stanislaus 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).

$1,8032-bedroom FMR, FY2027

$1,3781-bedroom FMR, FY2027

$82,00080% income limit, family of 4 (FY2026)

$94,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Stanislaus County is $1,803 a month, up 2.6% from $1,758 in FY2026. Stanislaus County belongs to the Modesto, 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 Stanislaus County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,276	$1,255	+1.7%	$1,149 – $1,403
1 bedroom	$1,378	$1,356	+1.6%	$1,241 – $1,515
2 bedrooms	$1,803	$1,758	+2.6%	$1,623 – $1,983
3 bedrooms	$2,410	$2,442	−1.3%	$2,169 – $2,651
4 bedrooms	$2,827	$2,823	+0.1%	$2,545 – $3,109

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 Stanislaus County that is typically $1,623 to $1,983 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?

$59,312median income of renter households

$1,623Median gross rent, all units

33%Rent-to-income ratio (median rent ÷ median renter income)

54%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $59,312 can afford about $1,483 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,803 is $320 (21.6%) more than that. To rent a two-bedroom at the FMR, a household needs $72,120 a year under the 30% rule, or $64,908 under the common landlord rule that income must be three times the rent.

Stanislaus County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,623 ±$24
Median income of renter households	$59,312 ±$2,458
Renters paying 30% or more of income (cost-burdened)	54.1% ±1.7
Renters paying 50% or more (severely cost-burdened)	28.2% ±1.5
Renter households (where the share can be computed)	64,314

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,155	$1,623	+40.5%
Median renter household income	$41,961	$59,312	+41.4%
Renters paying 30%+ of income	53.5%	54.1%	+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.

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 $1,570 to $3,200 depending on the ZIP code.

All 34 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
94550	$2,380	$2,610	$3,200	$4,100	$4,850
95230	$1,600	$1,730	$2,190	$3,050	$3,600
95304	$2,180	$2,330	$2,880	$3,990	$4,810
95307	$1,250	$1,350	$1,770	$2,370	$2,780
95313	$1,130	$1,230	$1,590	$2,200	$2,550
95316	$1,130	$1,230	$1,600	$2,200	$2,550
95319	$1,130	$1,230	$1,590	$2,200	$2,550
95322	$1,180	$1,240	$1,590	$2,200	$2,550
95323	$1,130	$1,230	$1,590	$2,200	$2,550
95324	$1,360	$1,430	$1,720	$2,370	$2,810
95326	$1,330	$1,440	$1,880	$2,510	$2,950
95328	$1,140	$1,230	$1,610	$2,200	$2,550
95329	$1,130	$1,270	$1,620	$2,200	$2,690
95350	$1,270	$1,370	$1,790	$2,390	$2,810
95351	$1,150	$1,240	$1,620	$2,200	$2,550
95352	$1,270	$1,380	$1,800	$2,410	$2,820
95353	$1,270	$1,380	$1,800	$2,410	$2,820
95354	$1,220	$1,320	$1,730	$2,310	$2,710
95355	$1,380	$1,490	$1,950	$2,610	$3,060
95356	$1,460	$1,570	$2,060	$2,750	$3,230
95357	$1,680	$1,810	$2,370	$3,170	$3,720
95358	$1,290	$1,390	$1,820	$2,430	$2,850
95360	$1,130	$1,230	$1,590	$2,200	$2,550
95361	$1,250	$1,350	$1,770	$2,370	$2,780
95363	$1,370	$1,480	$1,940	$2,590	$3,040
95367	$1,320	$1,420	$1,860	$2,490	$2,920
95368	$1,680	$1,820	$2,380	$3,180	$3,730
95380	$1,180	$1,280	$1,660	$2,230	$2,610
95381	$1,270	$1,380	$1,800	$2,410	$2,820
95382	$1,430	$1,540	$2,020	$2,700	$3,170
95385	$1,140	$1,220	$1,570	$2,120	$2,510
95386	$1,260	$1,360	$1,780	$2,380	$2,790
95387	$1,130	$1,230	$1,590	$2,200	$2,550
95397	$1,270	$1,380	$1,800	$2,410	$2,820

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

HUD income limits for Stanislaus County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $94,600 (FY2025: $98,500, −4.0%). 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%)	$21,550 +4.1%	$24,600 +4.0%	$27,700 +3.9%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$35,900 +4.1%	$41,000 +4.1%	$46,150 +4.1%	$51,250 +4.1%	$55,350 +4.0%	$59,450 +4.0%	$63,550 +4.0%	$67,650 +4.0%
Low income (80%)	$57,400 +4.0%	$65,600 +4.0%	$73,800 +4.0%	$82,000 +4.1%	$88,600 +4.1%	$95,150 +4.0%	$101,700 +4.0%	$108,250 +4.0%

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.