Sutter 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).

$1,6002-bedroom FMR, FY2027

$1,3671-bedroom FMR, FY2027

$81,50080% income limit, family of 4 (FY2026)

$101,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Sutter County is $1,600 a month, up 3.2% from $1,550 in FY2026. Sutter County belongs to the Yuba City, 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 Sutter County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,159	$1,166	−0.6%	$1,044 – $1,274
1 bedroom	$1,367	$1,272	+7.5%	$1,231 – $1,503
2 bedrooms	$1,600	$1,550	+3.2%	$1,440 – $1,760
3 bedrooms	$2,216	$2,156	+2.8%	$1,995 – $2,437
4 bedrooms	$2,674	$2,600	+2.8%	$2,407 – $2,941

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 Sutter County that is typically $1,440 to $1,760 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?

$56,129median income of renter households

$1,439Median gross rent, all units

31%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 $56,129 can afford about $1,403 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,600 is $197 (14.0%) more than that. To rent a two-bedroom at the FMR, a household needs $64,000 a year under the 30% rule, or $57,600 under the common landlord rule that income must be three times the rent.

Sutter County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,439 ±$44
Median income of renter households	$56,129 ±$3,670
Renters paying 30% or more of income (cost-burdened)	53.2% ±5.0
Renters paying 50% or more (severely cost-burdened)	23.3% ±3.3
Renter households (where the share can be computed)	11,885

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,033	$1,439	+39.3%
Median renter household income	$38,814	$56,129	+44.6%
Renters paying 30%+ of income	52.5%	53.2%	+0.7 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 $1,400 to $2,420 depending on the ZIP code.

All 33 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
95626	$1,600	$1,650	$2,030	$2,660	$3,070
95645	$1,450	$1,460	$1,900	$2,630	$2,870
95659	$1,500	$1,720	$2,040	$2,810	$3,330
95668	$1,770	$2,060	$2,420	$3,340	$4,020
95674	$1,050	$1,210	$1,420	$1,970	$2,370
95676	$1,260	$1,330	$1,650	$2,280	$2,500
95692	$1,200	$1,410	$1,650	$2,280	$2,760
95836	$1,200	$1,420	$1,660	$2,300	$2,770
95837	$1,670	$1,700	$2,130	$2,850	$3,160
95901	$1,130	$1,330	$1,560	$2,160	$2,600
95903	$1,740	$2,050	$2,400	$3,320	$4,010
95914	$1,050	$1,170	$1,470	$2,040	$2,460
95918	$1,090	$1,290	$1,510	$2,090	$2,520
95919	$1,090	$1,290	$1,510	$2,090	$2,520
95922	$1,050	$1,150	$1,400	$1,950	$2,340
95925	$1,090	$1,290	$1,510	$2,090	$2,520
95930	$1,060	$1,190	$1,510	$2,090	$2,520
95935	$1,090	$1,290	$1,510	$2,090	$2,520
95941	$1,060	$1,190	$1,510	$2,090	$2,520
95948	$1,050	$1,150	$1,470	$2,040	$2,460
95953	$1,130	$1,330	$1,560	$2,160	$2,610
95957	$1,200	$1,300	$1,580	$2,190	$2,510
95960	$1,240	$1,360	$1,740	$2,410	$2,900
95961	$1,140	$1,340	$1,570	$2,170	$2,620
95962	$1,090	$1,290	$1,510	$2,090	$2,520
95966	$1,050	$1,150	$1,470	$2,040	$2,460
95972	$1,090	$1,290	$1,510	$2,090	$2,520
95977	$1,440	$1,620	$2,040	$2,820	$3,400
95981	$1,050	$1,160	$1,450	$1,960	$2,340
95982	$1,290	$1,520	$1,780	$2,460	$2,980
95991	$1,200	$1,410	$1,650	$2,280	$2,760
95992	$1,200	$1,420	$1,660	$2,300	$2,770
95993	$1,310	$1,550	$1,810	$2,510	$3,030

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

HUD income limits for Sutter County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $101,900 (FY2025: $98,900, +3.0%). 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%)	$21,400 +5.9%	$24,450 +6.1%	$27,500 +3.2%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$35,700 +6.3%	$40,800 +6.3%	$45,900 +6.3%	$50,950 +6.1%	$55,050 +6.2%	$59,150 +6.2%	$63,200 +6.2%	$67,300 +6.2%
Low income (80%)	$57,050 +6.1%	$65,200 +6.2%	$73,350 +6.2%	$81,500 +6.2%	$88,050 +6.2%	$94,550 +6.2%	$101,100 +6.2%	$107,600 +6.2%

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.