Tulare 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).

$1,4502-bedroom FMR, FY2027

$1,1081-bedroom FMR, FY2027

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

$76,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Tulare County is $1,450 a month, down 1.6% from $1,474 in FY2026. Tulare County belongs to the Visalia, 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 Tulare County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,101	$1,116	−1.3%	$991 – $1,211
1 bedroom	$1,108	$1,123	−1.3%	$998 – $1,218
2 bedrooms	$1,450	$1,474	−1.6%	$1,305 – $1,595
3 bedrooms	$1,995	$2,028	−1.6%	$1,796 – $2,194
4 bedrooms	$2,338	$2,393	−2.3%	$2,105 – $2,571

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 Tulare County that is typically $1,305 to $1,595 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?

$50,925median income of renter households

$1,280Median gross rent, all units

30%Rent-to-income ratio (median rent ÷ median renter income)

51%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $50,925 can afford about $1,273 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,450 is $177 (13.9%) more than that. To rent a two-bedroom at the FMR, a household needs $58,000 a year under the 30% rule, or $52,200 under the common landlord rule that income must be three times the rent.

Tulare County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,280 ±$25
Median income of renter households	$50,925 ±$1,399
Renters paying 30% or more of income (cost-burdened)	50.5% ±2.0
Renters paying 50% or more (severely cost-burdened)	26.3% ±1.4
Renter households (where the share can be computed)	55,258

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$942	$1,280	+35.9%
Median renter household income	$33,142	$50,925	+53.7%
Renters paying 30%+ of income	55.8%	50.5%	−5.3 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 $1,330 to $1,750 depending on the ZIP code.

All 50 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
93201	$1,040	$1,050	$1,330	$1,840	$2,210
93207	$1,100	$1,110	$1,450	$1,990	$2,340
93208	$1,100	$1,110	$1,450	$1,990	$2,340
93212	$1,050	$1,060	$1,350	$1,870	$2,210
93215	$1,150	$1,160	$1,510	$2,090	$2,520
93218	$1,060	$1,060	$1,390	$1,910	$2,240
93219	$1,020	$1,030	$1,340	$1,860	$2,240
93221	$1,140	$1,150	$1,500	$2,060	$2,420
93223	$1,010	$1,020	$1,330	$1,830	$2,160
93227	$1,180	$1,190	$1,560	$2,150	$2,520
93230	$1,130	$1,140	$1,460	$2,020	$2,380
93235	$1,030	$1,040	$1,360	$1,870	$2,190
93237	$1,330	$1,340	$1,750	$2,410	$2,820
93238	$1,090	$1,090	$1,420	$1,960	$2,370
93244	$1,200	$1,210	$1,580	$2,170	$2,540
93247	$1,010	$1,020	$1,330	$1,830	$2,160
93256	$1,040	$1,050	$1,370	$1,880	$2,210
93257	$1,020	$1,020	$1,340	$1,840	$2,160
93258	$1,010	$1,020	$1,330	$1,830	$2,160
93260	$1,100	$1,110	$1,450	$1,990	$2,340
93261	$1,010	$1,020	$1,330	$1,830	$2,160
93262	$1,330	$1,340	$1,750	$2,410	$2,820
93265	$1,110	$1,120	$1,460	$2,010	$2,360
93267	$1,010	$1,020	$1,330	$1,830	$2,160
93270	$1,010	$1,020	$1,330	$1,830	$2,160
93271	$1,330	$1,340	$1,750	$2,410	$2,820
93272	$1,090	$1,090	$1,430	$1,970	$2,310
93274	$1,180	$1,190	$1,560	$2,150	$2,520
93275	$1,100	$1,110	$1,450	$1,990	$2,340
93277	$1,230	$1,240	$1,620	$2,230	$2,610
93278	$1,100	$1,110	$1,450	$1,990	$2,340
93279	$1,100	$1,110	$1,450	$1,990	$2,340
93286	$1,010	$1,020	$1,330	$1,830	$2,160
93290	$1,100	$1,110	$1,450	$1,990	$2,340
93291	$1,180	$1,190	$1,560	$2,150	$2,520
93292	$1,290	$1,300	$1,700	$2,340	$2,740
93527	$1,020	$1,250	$1,370	$1,860	$2,290
93603	$1,220	$1,220	$1,500	$2,090	$2,400
93615	$1,080	$1,090	$1,420	$1,950	$2,290
93618	$1,220	$1,220	$1,500	$2,090	$2,400
93631	$1,220	$1,220	$1,500	$2,090	$2,400
93633	$1,100	$1,110	$1,450	$1,990	$2,340
93641	$1,330	$1,340	$1,670	$2,310	$2,650
93646	$1,220	$1,220	$1,500	$2,090	$2,400
93647	$1,220	$1,220	$1,500	$2,090	$2,400
93654	$1,260	$1,270	$1,570	$2,180	$2,500
93666	$1,010	$1,020	$1,330	$1,830	$2,160
93670	$1,190	$1,200	$1,580	$2,170	$2,550
93673	$1,010	$1,020	$1,330	$1,830	$2,160
93675	$1,220	$1,220	$1,500	$2,090	$2,400

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

HUD income limits for Tulare County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $76,400 (FY2025: $82,100, −6.9%). 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.