HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Butte County, California (FY 2026)
A two-bedroom in Butte County carries a FY 2026 Fair Market Rent of $1,625 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Butte keys off that figure.
2 bedroom FMR
$1,625
FY 2026, utilities included
Payment standard range
$1,463 to $1,788
90% to 110% of FMR
Income to afford 2BR
$65,000
per year, at 30% of income
Rank in California
32nd of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Butte moves to $1,509. That's down 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Butte actually rent for?
Search any address in Butte for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,155 | $1,040 to $1,271 | $46,200 | $22.21/hr | +8.0% |
| 1 bedroom | $1,270 | $1,143 to $1,397 | $50,800 | $24.42/hr | +12.8% |
| 2 bedroom | $1,625 | $1,463 to $1,788 | $65,000 | $31.25/hr | +10.8% |
| 3 bedroom | $2,260 | $2,034 to $2,486 | $90,400 | $43.46/hr | +10.0% |
| 4 bedroom | $2,726 | $2,453 to $2,999 | $109,040 | $52.42/hr | +10.7% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $3,135 | $2,822 to $3,449 |
| 6 bedroom Estimate | $3,544 | $3,190 to $3,898 |
| 7 bedroom Estimate | $3,953 | $3,558 to $4,348 |
| 8 bedroom Estimate | $4,362 | $3,926 to $4,798 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Butte, that runs from $1,155 for a studio up to $2,726 for four bedrooms, all five rates in the table above.
Butte is its own HUD metro area (Chico, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Butte ranks 32nd for two-bedroom FMR. That's about 4% below the state median of $1,687 and about 60% above the national median county at $1,018. About 213,605 people live here, 28th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,320 in 95916 (Berry Creek) and $1,810 in 95973 (Chico), with the 23 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 95914 | Bangor | $1,580 | -2.8% |
| 95916 | Berry Creek | $1,320 | -18.8% |
| 95917 | Biggs | $1,770 | +8.9% |
| 95926 | Chico | $1,670 | +2.8% |
| 95927 | Chico | $1,630 | +0.3% |
| 95928 | Chico | $1,710 | +5.2% |
| 95929 | Chico | $1,630 | +0.3% |
| 95930 | Clipper Mills | $1,630 | +0.3% |
| 95938 | Durham | $1,630 | +0.3% |
| 95940 | Feather Falls | $1,630 | +0.3% |
| 95941 | Forbestown | $1,630 | +0.3% |
| 95942 | Forest Ranch | $1,600 | -1.5% |
| 95948 | Gridley | $1,460 | -10.2% |
| 95954 | Magalia | $1,530 | -5.8% |
| 95958 | Nelson | $1,630 | +0.3% |
| 95965 | Oroville | $1,360 | -16.3% |
| 95966 | Oroville | $1,400 | -13.8% |
| 95967 | Paradise | $1,630 | +0.3% |
| 95968 | Palermo | $1,320 | -18.8% |
| 95969 | Paradise | $1,440 | -11.4% |
| 95973 | Chico | $1,810 | +11.4% |
| 95974 | Richvale | $1,360 | -16.3% |
| 95976 | Chico | $1,625County rate | — |
| 95978 | Stirling City | $1,530 | -5.8% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Butte somewhere between $1,463 and $1,788. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,625 a month is affordable, by HUD's 30% rule, on an income of roughly $65,000 a year. Put another way, $31 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,463) | HAP at 100% ($1,625) | HAP at 110% ($1,788) |
|---|---|---|---|---|
| $2,500 | $750 | $713 | $875 | $1,038 |
| $4,000 | $1,200 | $263 | $425 | $588 |
Rate history
The two-bedroom rate went up 11% from FY 2025 ($1,466) to FY 2026 ($1,625). Since FY 2020 it's up 49% in total, about 6.9% a year. The California median moved up 9% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $761 | $842 | $1,090 | $1,567 | $1,881 | — |
| FY 2021 | $825 | $904 | $1,192 | $1,692 | $2,064 | +9.4% |
| FY 2022 | $826 | $895 | $1,177 | $1,662 | $2,015 | -1.3% |
| FY 2023 | $893 | $941 | $1,239 | $1,761 | $2,110 | +5.3% |
| FY 2024 | $1,049 | $1,091 | $1,428 | $2,012 | $2,423 | +15.3% |
| FY 2025 | $1,069 | $1,126 | $1,466 | $2,054 | $2,462 | +2.7% |
| FY 2026 | $1,155 | $1,270 | $1,625 | $2,260 | $2,726 | +10.8% |
| FY 2027 | $1,064 | $1,190 | $1,509 | $2,090 | $2,522 | -7.1% |
Nearby counties
Questions people ask
$1,625 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,155 for a studio, $1,270 for one bedroom, $2,260 for three and $2,726 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Butte actually go for?
HUD's number is one input. Search any address in Butte for a rent estimate built from nearby comps. 3 free searches, no card.
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