HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Fresno County, California (FY 2026)
A two-bedroom in Fresno County carries a FY 2026 Fair Market Rent of $1,664 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Fresno keys off that figure.
2 bedroom FMR
$1,664
FY 2026, utilities included
Payment standard range
$1,498 to $1,830
90% to 110% of FMR
Income to afford 2BR
$66,560
per year, at 30% of income
Rank in California
31st of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Fresno moves to $1,685. That's up 1%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in Fresno are asking $1,544. HUD says $1,664.
That's 7% below the county FMR. Median asking rent across 15 Fresno ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
Comps for a specific address
A rent estimate built from nearby listings, next to the HUD number.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,347 | $1,212 to $1,482 | $53,880 | $25.90/hr | +11.3% |
| 1 bedroom | $1,355 | $1,220 to $1,491 | $54,200 | $26.06/hr | +11.3% |
| 2 bedroom | $1,664 | $1,498 to $1,830 | $66,560 | $32.00/hr | +10.6% |
| 3 bedroom | $2,314 | $2,083 to $2,545 | $92,560 | $44.50/hr | +9.7% |
| 4 bedroom | $2,660 | $2,394 to $2,926 | $106,400 | $51.15/hr | +10.1% |
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 | $3,059 | $2,753 to $3,365 |
| 6 bedroom Estimate | $3,458 | $3,112 to $3,804 |
| 7 bedroom Estimate | $3,857 | $3,471 to $4,243 |
| 8 bedroom Estimate | $4,256 | $3,830 to $4,682 |
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 Fresno, that runs from $1,347 for a studio up to $2,660 for four bedrooms, all five rates in the table above.
Fresno is its own HUD metro area (Fresno, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Fresno ranks 31st for two-bedroom FMR. That's within a couple percent of the state median of $1,687 and about 63% above the national median county at $1,018. About 1,008,280 people live here, 10th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,360 in 93606 (Biola) and $2,690 in 93210 (Coalinga), with the 90 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 |
|---|---|---|---|
| 93210 | Coalinga | $2,690 | +61.7% |
| 93234 | Huron | $1,380 | -17.1% |
| 93242 | Laton | $1,450 | -12.9% |
| 93602 | Auberry | $1,820 | +9.4% |
| 93605 | Big Creek | $1,910 | +14.8% |
| 93606 | Biola | $1,360 | -18.3% |
| 93607 | Burrel | $1,664County rate | — |
| 93608 | Cantua Creek | $1,360 | -18.3% |
| 93609 | Caruthers | $1,570 | -5.6% |
| 93611 | Clovis | $2,500 | +50.2% |
| 93612 | Clovis | $1,820 | +9.4% |
| 93613 | Clovis | $1,660 | -0.2% |
| 93616 | Del Rey | $1,490 | -10.5% |
| 93621 | Dunlap | $1,590 | -4.4% |
| 93622 | Firebaugh | $1,360 | -18.3% |
| 93624 | Five Points | $1,360 | -18.3% |
| 93625 | Fowler | $1,550 | -6.9% |
| 93626 | Friant | $2,210 | +32.8% |
| 93627 | Helm | $1,360 | -18.3% |
| 93628 | Hume | $1,660 | -0.2% |
| 93630 | Kerman | $1,620 | -2.6% |
| 93631 | Kingsburg | $1,490 | -10.5% |
| 93634 | Lakeshore | $1,700 | +2.2% |
| 93640 | Mendota | $1,360 | -18.3% |
| 93641 | Miramonte | $1,640 | -1.4% |
| 93642 | Mono Hot Springs | $1,660 | -0.2% |
| 93646 | Orange Cove | $1,360 | -18.3% |
| 93648 | Parlier | $1,410 | -15.3% |
| 93649 | Piedra | $1,660 | -0.2% |
| 93650 | Fresno | $1,550 | -6.9% |
| 93651 | Prather | $2,000 | +20.2% |
| 93652 | Raisin City | $1,360 | -18.3% |
| 93654 | Reedley | $1,560 | -6.3% |
| 93656 | Riverdale | $1,360 | -18.3% |
| 93657 | Sanger | $1,520 | -8.7% |
| 93660 | San Joaquin | $1,480 | -11.1% |
| 93662 | Selma | $1,570 | -5.6% |
| 93664 | Shaver Lake | $1,770 | +6.4% |
| 93667 | Tollhouse | $2,030 | +22.0% |
| 93668 | Tranquillity | $1,650 | -0.8% |
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 Fresno somewhere between $1,498 and $1,830. 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.
$1,664 a month is affordable, by HUD's 30% rule, on an income of roughly $66,560 a year. Put another way, $32 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% ($1,498) | HAP at 100% ($1,664) | HAP at 110% ($1,830) |
|---|---|---|---|---|
| $2,500 | $750 | $748 | $914 | $1,080 |
| $4,000 | $1,200 | $298 | $464 | $630 |
Rate history
The two-bedroom rate went up 11% from FY 2025 ($1,505) to FY 2026 ($1,664). Since FY 2020 it's up 70% in total, about 9.2% 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 | $691 | $787 | $980 | $1,395 | $1,621 | — |
| FY 2021 | $795 | $851 | $1,064 | $1,509 | $1,747 | +8.6% |
| FY 2022 | $899 | $904 | $1,137 | $1,607 | $1,847 | +6.9% |
| FY 2023 | $991 | $997 | $1,258 | $1,772 | $2,029 | +10.6% |
| FY 2024 | $1,149 | $1,157 | $1,443 | $2,033 | $2,330 | +14.7% |
| FY 2025 | $1,210 | $1,217 | $1,505 | $2,109 | $2,415 | +4.3% |
| FY 2026 | $1,347 | $1,355 | $1,664 | $2,314 | $2,660 | +10.6% |
| FY 2027 | $1,354 | $1,363 | $1,685 | $2,333 | $2,671 | +1.3% |
Nearby counties
Madera County
$1,37632 mi · pop 157,243
Kings County
$1,46939 mi · pop 152,515
Tulare County
$1,47444 mi · pop 473,446
Mariposa County
$1,45459 mi · pop 17,130
Merced County
$1,50361 mi · pop 282,290
San Benito County
$2,90290 mi · pop 64,753
Stanislaus County
$1,75891 mi · pop 552,063
Tuolumne County
$1,58991 mi · pop 54,993
Questions people ask
$1,664 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,347 for a studio, $1,355 for one bedroom, $2,314 for three and $2,660 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 Fresno actually go for?
HUD's number is one input. Search any address in Fresno for a rent estimate built from nearby comps. 3 free searches, no card.
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