Ventura 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).

$2,4242-bedroom FMR, FY2027

$2,0351-bedroom FMR, FY2027

$125,60080% income limit, family of 4 (FY2026)

$135,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Ventura County is $2,424 a month, down 10.0% from $2,693 in FY2026. Ventura County belongs to the Oxnard-Thousand Oaks-Ventura, 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 Ventura County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,827	$1,998	−8.6%	$1,645 – $2,009
1 bedroom	$2,035	$2,250	−9.6%	$1,832 – $2,238
2 bedrooms	$2,424	$2,693	−10.0%	$2,182 – $2,666
3 bedrooms	$3,287	$3,652	−10.0%	$2,959 – $3,615
4 bedrooms	$3,816	$4,240	−10.0%	$3,435 – $4,197

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 Ventura County that is typically $2,182 to $2,666 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?

$76,792median income of renter households

$2,317Median gross rent, all units

36%Rent-to-income ratio (median rent ÷ median renter income)

59%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $76,792 can afford about $1,920 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $2,424 is $504 (26.3%) more than that. To rent a two-bedroom at the FMR, a household needs $96,960 a year under the 30% rule, or $87,264 under the common landlord rule that income must be three times the rent.

Ventura County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$2,317 ±$25
Median income of renter households	$76,792 ±$2,248
Renters paying 30% or more of income (cost-burdened)	58.8% ±1.7
Renters paying 50% or more (severely cost-burdened)	29.4% ±1.1
Renter households (where the share can be computed)	93,902

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,776	$2,317	+30.5%
Median renter household income	$60,184	$76,792	+27.6%
Renters paying 30%+ of income	57.9%	58.8%	+0.9 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 $1,850 to $3,910 depending on the ZIP code.

All 54 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
90265	$2,810	$3,140	$3,910	$4,960	$5,570
91304	$2,230	$2,490	$3,070	$3,890	$4,350
91307	$2,570	$2,870	$3,540	$4,480	$5,020
91311	$2,510	$2,800	$3,450	$4,380	$4,910
91319	$1,830	$2,040	$2,430	$3,290	$3,820
91320	$2,150	$2,400	$2,880	$3,900	$4,520
91358	$1,830	$2,040	$2,430	$3,290	$3,820
91359	$1,830	$2,040	$2,430	$3,290	$3,820
91360	$1,980	$2,240	$2,680	$3,630	$4,220
91361	$2,510	$2,800	$3,380	$4,430	$5,080
91362	$2,300	$2,560	$3,040	$4,070	$4,730
91377	$2,490	$2,780	$3,330	$4,500	$5,230
93001	$1,860	$2,070	$2,450	$3,300	$3,840
93002	$1,830	$2,040	$2,430	$3,290	$3,820
93003	$1,870	$2,080	$2,470	$3,320	$3,870
93004	$1,990	$2,220	$2,630	$3,540	$4,120
93005	$1,830	$2,040	$2,430	$3,290	$3,820
93006	$1,830	$2,040	$2,430	$3,290	$3,820
93007	$1,830	$2,040	$2,430	$3,290	$3,820
93009	$1,830	$2,040	$2,430	$3,290	$3,820
93010	$1,970	$2,190	$2,600	$3,510	$4,070
93011	$1,830	$2,040	$2,430	$3,290	$3,820
93012	$2,320	$2,610	$3,120	$4,230	$4,910
93013	$2,730	$2,990	$3,430	$4,400	$5,030
93015	$1,500	$1,670	$1,990	$2,700	$3,140
93016	$1,830	$2,040	$2,430	$3,290	$3,820
93020	$1,830	$2,040	$2,430	$3,290	$3,820
93021	$2,110	$2,350	$2,790	$3,780	$4,390
93022	$1,970	$2,220	$2,650	$3,600	$4,170
93023	$1,570	$1,750	$2,070	$2,810	$3,260
93024	$1,830	$2,040	$2,430	$3,290	$3,820
93030	$1,610	$1,790	$2,120	$2,880	$3,330
93031	$1,830	$2,040	$2,430	$3,290	$3,820
93032	$1,830	$2,040	$2,430	$3,290	$3,820
93033	$1,520	$1,690	$2,010	$2,720	$3,160
93034	$1,830	$2,040	$2,430	$3,290	$3,820
93035	$1,960	$2,190	$2,590	$3,490	$4,060
93036	$1,800	$2,000	$2,370	$3,190	$3,710
93040	$1,510	$1,700	$2,030	$2,750	$3,190
93041	$1,770	$1,970	$2,330	$3,140	$3,650
93042	$1,660	$1,870	$2,250	$3,030	$3,500
93043	$1,770	$1,970	$2,330	$3,140	$3,650
93044	$1,830	$2,040	$2,430	$3,290	$3,820
93060	$1,490	$1,650	$1,980	$2,680	$3,110
93061	$1,830	$2,040	$2,430	$3,290	$3,820
93062	$1,830	$2,040	$2,430	$3,290	$3,820
93063	$2,050	$2,290	$2,730	$3,700	$4,300
93064	$1,830	$2,040	$2,430	$3,290	$3,820
93065	$2,220	$2,500	$2,990	$4,050	$4,710
93066	$1,860	$2,080	$2,460	$3,310	$3,850
93094	$1,830	$2,040	$2,430	$3,290	$3,820
93099	$1,830	$2,040	$2,430	$3,290	$3,820
93225	$1,410	$1,470	$1,850	$2,560	$3,080
93252	$1,710	$1,950	$2,190	$2,920	$3,320

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

HUD income limits for Ventura County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $135,600 (FY2025: $131,300, +3.3%). 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%)	$33,000 +4.9%	$37,700 +4.9%	$42,400 +4.8%	$47,100 +4.9%	$50,900 +4.9%	$54,650 +4.9%	$58,450 +4.9%	$62,200 +4.9%
Very low income (50%)	$54,950 +4.9%	$62,800 +4.8%	$70,650 +4.8%	$78,500 +4.9%	$84,800 +4.9%	$91,100 +4.9%	$97,350 +4.8%	$103,650 +4.9%
Low income (80%)	$87,950 +4.9%	$100,500 +4.9%	$113,050 +4.9%	$125,600 +4.9%	$135,650 +4.9%	$145,700 +4.9%	$155,750 +4.9%	$165,800 +4.9%

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.