HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Lake County, California (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Lake County is $1,616 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,616
+4.3% from FY 2026
Payment standard
$1,454–$1,778
90% to 110% of the FMR, two-bedroom
Income to afford
$64,640
a year, with rent at 30% of income
Rank in California
33rd of 58
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,233 | $1,110–$1,356 | $49,320 | $23.71/hr | +5.1% |
| 1 bedroom | $1,235 | $1,112–$1,359 | $49,400 | $23.75/hr | +4.6% |
| 2 bedroom | $1,616 | $1,454–$1,778 | $64,640 | $31.08/hr | +4.3% |
| 3 bedroom | $2,238 | $2,014–$2,462 | $89,520 | $43.04/hr | +3.9% |
| 4 bedroom | $2,701 | $2,431–$2,971 | $108,040 | $51.94/hr | +3.9% |
Five to eight 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 | $3,106 | $2,795–$3,417 |
| 6 bedroom Estimate | $3,511 | $3,160–$3,862 |
| 7 bedroom Estimate | $3,916 | $3,524–$4,308 |
| 8 bedroom Estimate | $4,322 | $3,890–$4,754 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Lake actually rent for?
Search any address in Lake for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Lake somewhere between $1,454 and $1,778. 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.
$1,616 a month is affordable, by HUD's 30% rule, on an income of roughly $64,640 a year. Put another way, $31 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,454 | Voucher pays at 100%$1,616 | Voucher pays at 110%$1,778 |
|---|---|---|---|---|
| $2,500 | $750 | $704 | $866 | $1,028 |
| $4,000 | $1,200 | $254 | $416 | $578 |
Rate history
The two-bedroom rate went up 4% from FY 2026 ($1,549) to FY 2027 ($1,616). Since FY 2020 it's up 59% in total, about 6.9% a year. The California median moved up 2% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $662 | $773 | $1,016 | $1,466 | $1,567 | — |
| FY 2021 | $707 | $813 | $1,072 | $1,534 | $1,603 | +5.5% |
| FY 2022 | $678 | $776 | $1,021 | $1,450 | $1,544 | -4.8% |
| FY 2023 | $747 | $849 | $1,117 | $1,587 | $1,872 | +9.4% |
| FY 2024 | $928 | $964 | $1,267 | $1,785 | $2,150 | +13.4% |
| FY 2025 | $1,053 | $1,060 | $1,390 | $1,948 | $2,334 | +9.7% |
| FY 2026 | $1,173 | $1,181 | $1,549 | $2,154 | $2,599 | +11.4% |
| FY 2027In effect | $1,233 | $1,235 | $1,616 | $2,238 | $2,701 | +4.3% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Lake, that runs from $1,233 for a studio up to $2,701 for four bedrooms, all five rates in the table above.
Because Lake 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, Clearlake included.
Among California's 58 counties, Lake ranks 33rd for two-bedroom FMR. That's about 6% below the state median of $1,725 and about 52% above the national median county at $1,063. About 68,152 people live here, 40th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,400 in 95464 (Nice) and $2,990 in 95461 (Middletown), with the 15 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 |
|---|---|---|---|
| 95422 | Clearlake | $1,580 | -2.2% |
| 95423 | Clearlake Oaks | $1,520 | -5.9% |
| 95424 | Clearlake Park | $1,620 | +0.2% |
| 95426 | Cobb | $2,060 | +27.5% |
| 95435 | Finley | $1,620 | +0.2% |
| 95443 | Glenhaven | $1,470 | -9.0% |
| 95451 | Kelseyville | $1,630 | +0.9% |
| 95453 | Lakeport | $1,460 | -9.7% |
| 95457 | Lower Lake | $1,940 | +20.0% |
| 95458 | Lucerne | $1,440 | -10.9% |
| 95461 | Middletown | $2,990 | +85.0% |
| 95464 | Nice | $1,400 | -13.4% |
| 95467 | Hidden Valley Lake | $2,420 | +49.8% |
| 95485 | Upper Lake | $1,400 | -13.4% |
| 95493 | Witter Springs | $1,420 | -12.1% |
Nearby counties
Two-bedroom FMR, with how each compares to Lake.
Colusa County
36 mi · 21,984 people
$1,344
-17%
Sonoma County
39 mi · 485,040 people
$2,819
+74%
Napa County
42 mi · 134,869 people
$3,375
+109%
Mendocino County
45 mi · 90,244 people
$1,683
+4%
Glenn County
52 mi · 28,494 people
$1,361
-16%
Yolo County
53 mi · 220,564 people
$2,135
+32%
Sutter County
60 mi · 98,857 people
$1,600
-1%
Solano County
65 mi · 451,918 people
$2,342
+45%
Questions people ask
$1,616 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,233 for a studio, $1,235 for one bedroom, $2,238 for three and $2,701 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Lake actually go for?
HUD's number is one input. Search any address in Lake for a rent estimate built from nearby comps. Free to start, no card.
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