HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Kings County, California (FY 2026)
A two-bedroom in Kings County carries a FY 2026 Fair Market Rent of $1,469 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Kings keys off that figure.
2 bedroom FMR
$1,469
FY 2026, utilities included
Payment standard range
$1,322 to $1,616
90% to 110% of FMR
Income to afford 2BR
$58,760
per year, at 30% of income
Rank in California
46th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Kings moves to $1,512. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Kings actually rent for?
Search any address in Kings 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 | $1,150 | $1,035 to $1,265 | $46,000 | $22.12/hr | -0.1% |
| 1 bedroom | $1,157 | $1,041 to $1,273 | $46,280 | $22.25/hr | -0.1% |
| 2 bedroom | $1,469 | $1,322 to $1,616 | $58,760 | $28.25/hr | +1.7% |
| 3 bedroom | $2,043 | $1,839 to $2,247 | $81,720 | $39.29/hr | +0.9% |
| 4 bedroom | $2,451 | $2,206 to $2,696 | $98,040 | $47.13/hr | +1.0% |
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 | $2,819 | $2,537 to $3,101 |
| 6 bedroom Estimate | $3,186 | $2,867 to $3,505 |
| 7 bedroom Estimate | $3,554 | $3,199 to $3,909 |
| 8 bedroom Estimate | $3,922 | $3,530 to $4,314 |
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 Kings, that runs from $1,150 for a studio up to $2,451 for four bedrooms, all five rates in the table above.
Kings is its own HUD metro area (Hanford-Corcoran, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Kings ranks 46th for two-bedroom FMR. That's about 13% below the state median of $1,687 and about 44% above the national median county at $1,018. About 152,515 people live here, 33rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,310 in 93204 (Avenal) and $1,790 in 93245 (Lemoore), with the 9 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.
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 Kings somewhere between $1,322 and $1,616. 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.
$1,469 a month is affordable, by HUD's 30% rule, on an income of roughly $58,760 a year. Put another way, $28 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% ($1,322) | HAP at 100% ($1,469) | HAP at 110% ($1,616) |
|---|---|---|---|---|
| $2,500 | $750 | $572 | $719 | $866 |
| $4,000 | $1,200 | $122 | $269 | $416 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,445) to FY 2026 ($1,469). Since FY 2020 it's up 38% in total, about 5.5% 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 | $841 | $861 | $1,064 | $1,535 | $1,647 | — |
| FY 2021 | $894 | $903 | $1,109 | $1,587 | $1,708 | +4.2% |
| FY 2022 | $924 | $930 | $1,162 | $1,651 | $1,799 | +4.8% |
| FY 2023 | $1,030 | $1,036 | $1,287 | $1,829 | $2,091 | +10.8% |
| FY 2024 | $1,080 | $1,087 | $1,371 | $1,932 | $2,310 | +6.5% |
| FY 2025 | $1,151 | $1,158 | $1,445 | $2,025 | $2,427 | +5.4% |
| FY 2026 | $1,150 | $1,157 | $1,469 | $2,043 | $2,451 | +1.7% |
| FY 2027 | $1,175 | $1,183 | $1,512 | $2,094 | $2,467 | +2.9% |
Nearby counties
Tulare County
$1,47436 mi · pop 473,446
Fresno County
$1,66439 mi · pop 1,008,280
Madera County
$1,37670 mi · pop 157,243
San Luis Obispo County
$2,51276 mi · pop 281,712
Kern County
$1,48384 mi · pop 906,883
Merced County
$1,50387 mi · pop 282,290
San Benito County
$2,90293 mi · pop 64,753
Mariposa County
$1,45496 mi · pop 17,130
Questions people ask
$1,469 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,150 for a studio, $1,157 for one bedroom, $2,043 for three and $2,451 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 Kings actually go for?
HUD's number is one input. Search any address in Kings for a rent estimate built from nearby comps. 3 free searches, no card.
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