HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Calaveras County, California (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Calaveras County is $1,542 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,542
FY 2026, utilities included
Payment standard range
$1,388 to $1,696
90% to 110% of FMR
Income to afford 2BR
$61,680
per year, at 30% of income
Rank in California
39th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Calaveras moves to $1,533. That's down 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Calaveras actually rent for?
Search any address in Calaveras 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 | $1,078 | $970 to $1,186 | $43,120 | $20.73/hr | +9.0% |
| 1 bedroom | $1,175 | $1,058 to $1,293 | $47,000 | $22.60/hr | +8.2% |
| 2 bedroom | $1,542 | $1,388 to $1,696 | $61,680 | $29.65/hr | +8.2% |
| 3 bedroom | $2,145 | $1,931 to $2,360 | $85,800 | $41.25/hr | +7.4% |
| 4 bedroom | $2,316 | $2,084 to $2,548 | $92,640 | $44.54/hr | +5.5% |
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 | $2,663 | $2,397 to $2,929 |
| 6 bedroom Estimate | $3,011 | $2,710 to $3,312 |
| 7 bedroom Estimate | $3,358 | $3,022 to $3,694 |
| 8 bedroom Estimate | $3,706 | $3,335 to $4,077 |
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 Calaveras, that runs from $1,078 for a studio up to $2,316 for four bedrooms, all five rates in the table above.
Because Calaveras sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Altaville included.
Among California's 58 counties, Calaveras ranks 39th for two-bedroom FMR. That's about 9% below the state median of $1,687 and about 51% above the national median county at $1,018. About 45,674 people live here, 44th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,290 in 95232 (Glencoe) and $1,860 in 95228 (Copperopolis), with the 20 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 |
|---|---|---|---|
| 95221 | Altaville | $1,500 | -2.7% |
| 95222 | Angels Camp | $1,500 | -2.7% |
| 95223 | Arnold | $1,540 | -0.1% |
| 95224 | Avery | $1,540 | -0.1% |
| 95225 | Burson | $1,470 | -4.7% |
| 95226 | Campo Seco | $1,540 | -0.1% |
| 95228 | Copperopolis | $1,860 | +20.6% |
| 95229 | Douglas Flat | $1,540 | -0.1% |
| 95232 | Glencoe | $1,290 | -16.3% |
| 95233 | Hathaway Pines | $1,780 | +15.4% |
| 95245 | Mokelumne Hill | $1,620 | +5.1% |
| 95246 | Mountain Ranch | $1,540 | -0.1% |
| 95247 | Murphys | $1,780 | +15.4% |
| 95248 | Rail Road Flat | $1,540 | -0.1% |
| 95249 | San Andreas | $1,400 | -9.2% |
| 95251 | Vallecito | $1,670 | +8.3% |
| 95252 | Valley Springs | $1,690 | +9.6% |
| 95254 | Wallace | $1,700 | +10.2% |
| 95255 | West Point | $1,290 | -16.3% |
| 95257 | Wilseyville | $1,660 | +7.7% |
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 Calaveras somewhere between $1,388 and $1,696. 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.
$1,542 a month is affordable, by HUD's 30% rule, on an income of roughly $61,680 a year. Put another way, $30 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% ($1,388) | HAP at 100% ($1,542) | HAP at 110% ($1,696) |
|---|---|---|---|---|
| $2,500 | $750 | $638 | $792 | $946 |
| $4,000 | $1,200 | $188 | $342 | $496 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,425) to FY 2026 ($1,542). Since FY 2020 it's up 56% in total, about 7.7% 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 | $668 | $849 | $988 | $1,425 | $1,735 | — |
| FY 2021 | $718 | $837 | $1,061 | $1,518 | $1,837 | +7.4% |
| FY 2022 | $739 | $857 | $1,094 | $1,554 | $1,785 | +3.1% |
| FY 2023 | $919 | $925 | $1,161 | $1,650 | $1,889 | +6.1% |
| FY 2024 | $1,049 | $1,055 | $1,309 | $1,845 | $2,135 | +12.7% |
| FY 2025 | $989 | $1,086 | $1,425 | $1,997 | $2,195 | +8.9% |
| FY 2026 | $1,078 | $1,175 | $1,542 | $2,145 | $2,316 | +8.2% |
| FY 2027 | $1,109 | $1,172 | $1,533 | $2,123 | $2,224 | -0.6% |
Nearby counties
Amador County
$1,69818 mi · pop 40,577
Tuolumne County
$1,58924 mi · pop 54,993
El Dorado County
$2,25541 mi · pop 191,713
San Joaquin County
$1,74242 mi · pop 779,445
Stanislaus County
$1,75846 mi · pop 552,063
Alpine County
$1,52949 mi · pop 1,515
Sacramento County
$2,25553 mi · pop 1,579,211
Mariposa County
$1,45456 mi · pop 17,130
Questions people ask
$1,542 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,078 for a studio, $1,175 for one bedroom, $2,145 for three and $2,316 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 Calaveras actually go for?
HUD's number is one input. Search any address in Calaveras for a rent estimate built from nearby comps. 3 free searches, no card.
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