HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Los Angeles County, California (FY 2026)
A two-bedroom in Los Angeles County carries a FY 2026 Fair Market Rent of $2,601 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Los Angeles keys off that figure.
2 bedroom FMR
$2,601
FY 2026, utilities included
Payment standard range
$2,341 to $2,861
90% to 110% of FMR
Income to afford 2BR
$104,040
per year, at 30% of income
Rank in California
16th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Los Angeles moves to $2,964. That's up 14%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in Los Angeles are asking $3,338. HUD says $2,601.
That's 28% above the county FMR. Median asking rent across 22 Los Angeles 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 | $1,863 | $1,677 to $2,049 | $74,520 | $35.83/hr | +0.4% |
| 1 bedroom | $2,085 | $1,877 to $2,294 | $83,400 | $40.10/hr | +0.2% |
| 2 bedroom | $2,601 | $2,341 to $2,861 | $104,040 | $50.02/hr | -0.9% |
| 3 bedroom | $3,298 | $2,968 to $3,628 | $131,920 | $63.42/hr | -1.1% |
| 4 bedroom | $3,672 | $3,305 to $4,039 | $146,880 | $70.62/hr | -0.7% |
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 | $4,223 | $3,801 to $4,645 |
| 6 bedroom Estimate | $4,774 | $4,297 to $5,251 |
| 7 bedroom Estimate | $5,324 | $4,792 to $5,856 |
| 8 bedroom Estimate | $5,875 | $5,288 to $6,463 |
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 Los Angeles, that runs from $1,863 for a studio up to $3,672 for four bedrooms, all five rates in the table above.
Los Angeles is its own HUD metro area (Los Angeles-Long Beach-Glendale, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Los Angeles ranks 16th for two-bedroom FMR. That's about 54% above the state median of $1,687 and about 156% above the national median county at $1,018. About 9,936,690 people live here, 1st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,070 in 90001 (Los Angeles) and $3,910 in 90263 (Malibu), with the 461 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 |
|---|---|---|---|
| 90001 | Los Angeles | $2,070 | -20.4% |
| 90002 | Los Angeles | $2,070 | -20.4% |
| 90003 | Los Angeles | $2,070 | -20.4% |
| 90004 | Los Angeles | $2,730 | +5.0% |
| 90005 | Los Angeles | $2,800 | +7.7% |
| 90006 | Los Angeles | $2,230 | -14.3% |
| 90007 | Los Angeles | $2,070 | -20.4% |
| 90008 | Los Angeles | $2,230 | -14.3% |
| 90009 | Los Angeles | $2,600 | -0.0% |
| 90010 | Los Angeles | $3,470 | +33.4% |
| 90011 | Los Angeles | $2,070 | -20.4% |
| 90012 | Los Angeles | $2,730 | +5.0% |
| 90013 | Los Angeles | $2,870 | +10.3% |
| 90014 | Los Angeles | $3,420 | +31.5% |
| 90015 | Los Angeles | $3,900 | +49.9% |
| 90016 | Los Angeles | $2,430 | -6.6% |
| 90017 | Los Angeles | $3,130 | +20.3% |
| 90018 | Los Angeles | $2,220 | -14.6% |
| 90019 | Los Angeles | $2,580 | -0.8% |
| 90020 | Los Angeles | $2,750 | +5.7% |
| 90021 | Los Angeles | $2,110 | -18.9% |
| 90022 | Los Angeles | $2,070 | -20.4% |
| 90023 | Los Angeles | $2,070 | -20.4% |
| 90024 | Los Angeles | $3,850 | +48.0% |
| 90025 | Los Angeles | $3,840 | +47.6% |
| 90026 | Los Angeles | $2,580 | -0.8% |
| 90027 | Los Angeles | $3,080 | +18.4% |
| 90028 | Los Angeles | $2,740 | +5.3% |
| 90029 | Los Angeles | $2,560 | -1.6% |
| 90030 | Los Angeles | $2,600 | -0.0% |
| 90031 | Los Angeles | $2,070 | -20.4% |
| 90032 | Los Angeles | $2,070 | -20.4% |
| 90033 | Los Angeles | $2,070 | -20.4% |
| 90034 | Los Angeles | $3,210 | +23.4% |
| 90035 | Los Angeles | $3,500 | +34.6% |
| 90036 | Los Angeles | $3,890 | +49.6% |
| 90037 | Los Angeles | $2,070 | -20.4% |
| 90038 | Los Angeles | $2,970 | +14.2% |
| 90039 | Los Angeles | $2,800 | +7.7% |
| 90040 | Los Angeles | $2,070 | -20.4% |
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 Los Angeles somewhere between $2,341 and $2,861. 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.
$2,601 a month is affordable, by HUD's 30% rule, on an income of roughly $104,040 a year. Put another way, $50 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% ($2,341) | HAP at 100% ($2,601) | HAP at 110% ($2,861) |
|---|---|---|---|---|
| $2,500 | $750 | $1,591 | $1,851 | $2,111 |
| $4,000 | $1,200 | $1,141 | $1,401 | $1,661 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($2,625) to FY 2026 ($2,601). Since FY 2020 it's up 33% in total, about 4.9% 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 | $1,279 | $1,517 | $1,956 | $2,614 | $2,857 | — |
| FY 2021 | $1,369 | $1,605 | $2,058 | $2,735 | $2,982 | +5.2% |
| FY 2022 | $1,384 | $1,604 | $2,044 | $2,693 | $2,933 | -0.7% |
| FY 2023 | $1,534 | $1,747 | $2,222 | $2,888 | $3,170 | +8.7% |
| FY 2024 | $1,777 | $2,006 | $2,544 | $3,263 | $3,600 | +14.5% |
| FY 2025 | $1,856 | $2,081 | $2,625 | $3,335 | $3,698 | +3.2% |
| FY 2026 | $1,863 | $2,085 | $2,601 | $3,298 | $3,672 | -0.9% |
| FY 2027 | $2,151 | $2,402 | $2,964 | $3,760 | $4,208 | +14.0% |
Nearby counties
Orange County
$3,23633 mi · pop 3,175,227
Ventura County
$2,69346 mi · pop 842,009
San Bernardino County
$2,20172 mi · pop 2,180,563
Riverside County
$2,20178 mi · pop 2,429,487
Kern County
$1,48391 mi · pop 906,883
Santa Barbara County
$3,124103 mi · pop 445,213
San Diego County
$3,001108 mi · pop 3,289,701
Tulare County
$1,474160 mi · pop 473,446
Questions people ask
$2,601 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,863 for a studio, $2,085 for one bedroom, $3,298 for three and $3,672 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 Los Angeles actually go for?
HUD's number is one input. Search any address in Los Angeles for a rent estimate built from nearby comps. 3 free searches, no card.
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