HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Inyo County, California (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Inyo County is $1,514 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,514
FY 2026, utilities included
Payment standard range
$1,363 to $1,665
90% to 110% of FMR
Income to afford 2BR
$60,560
per year, at 30% of income
Rank in California
42nd of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Inyo moves to $1,465. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Inyo actually rent for?
Search any address in Inyo 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 | $1,058 | $952 to $1,164 | $42,320 | $20.35/hr | +8.2% |
| 1 bedroom | $1,381 | $1,243 to $1,519 | $55,240 | $26.56/hr | +10.1% |
| 2 bedroom | $1,514 | $1,363 to $1,665 | $60,560 | $29.12/hr | +6.2% |
| 3 bedroom | $1,940 | $1,746 to $2,134 | $77,600 | $37.31/hr | +11.9% |
| 4 bedroom | $2,540 | $2,286 to $2,794 | $101,600 | $48.85/hr | +7.4% |
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 | $2,921 | $2,629 to $3,213 |
| 6 bedroom Estimate | $3,302 | $2,972 to $3,632 |
| 7 bedroom Estimate | $3,683 | $3,315 to $4,051 |
| 8 bedroom Estimate | $4,064 | $3,658 to $4,470 |
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 Inyo, that runs from $1,058 for a studio up to $2,540 for four bedrooms, all five rates in the table above.
Because Inyo 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, Bishop included.
Among California's 58 counties, Inyo ranks 42nd for two-bedroom FMR. That's about 10% below the state median of $1,687 and about 49% above the national median county at $1,018. About 18,829 people live here, 52nd 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 92384 (Shoshone) and $1,740 in 93549 (Olancha), with the 11 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 |
|---|---|---|---|
| 92328 | Death Valley | $1,380 | -8.9% |
| 92384 | Shoshone | $1,290 | -14.8% |
| 92389 | Tecopa | $1,510 | -0.3% |
| 93513 | Big Pine | $1,520 | +0.4% |
| 93514 | Bishop | $1,650 | +9.0% |
| 93515 | Bishop | $1,510 | -0.3% |
| 93522 | Darwin | $1,510 | -0.3% |
| 93526 | Independence | $1,360 | -10.2% |
| 93530 | Keeler | $1,580 | +4.4% |
| 93542 | Little Lake | $1,514County rate | — |
| 93545 | Lone Pine | $1,290 | -14.8% |
| 93549 | Olancha | $1,740 | +14.9% |
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 Inyo somewhere between $1,363 and $1,665. 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.
$1,514 a month is affordable, by HUD's 30% rule, on an income of roughly $60,560 a year. Put another way, $29 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% ($1,363) | HAP at 100% ($1,514) | HAP at 110% ($1,665) |
|---|---|---|---|---|
| $2,500 | $750 | $613 | $764 | $915 |
| $4,000 | $1,200 | $163 | $314 | $465 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($1,426) to FY 2026 ($1,514). Since FY 2020 it's up 56% in total, about 7.6% 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 | $783 | $788 | $973 | $1,313 | $1,318 | — |
| FY 2021 | $811 | $851 | $1,017 | $1,374 | $1,379 | +4.5% |
| FY 2022 | $754 | $874 | $1,077 | $1,530 | $1,712 | +5.9% |
| FY 2023 | $795 | $961 | $1,189 | $1,555 | $1,920 | +10.4% |
| FY 2024 | $924 | $1,079 | $1,363 | $1,648 | $2,237 | +14.6% |
| FY 2025 | $978 | $1,254 | $1,426 | $1,734 | $2,365 | +4.6% |
| FY 2026 | $1,058 | $1,381 | $1,514 | $1,940 | $2,540 | +6.2% |
| FY 2027 | $1,020 | $1,346 | $1,465 | $1,996 | $2,449 | -3.2% |
Nearby counties
Tulare County
$1,47485 mi · pop 473,446
Kern County
$1,483103 mi · pop 906,883
Fresno County
$1,664113 mi · pop 1,008,280
Kings County
$1,469121 mi · pop 152,515
Madera County
$1,376126 mi · pop 157,243
Mono County
$1,675133 mi · pop 13,219
Mariposa County
$1,454143 mi · pop 17,130
San Bernardino County
$2,201158 mi · pop 2,180,563
Questions people ask
$1,514 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,058 for a studio, $1,381 for one bedroom, $1,940 for three and $2,540 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 Inyo actually go for?
HUD's number is one input. Search any address in Inyo for a rent estimate built from nearby comps. 3 free searches, no card.
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