HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Modoc County, California (FY 2026)
A two-bedroom in Modoc County carries a FY 2026 Fair Market Rent of $1,108 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Modoc keys off that figure.
2 bedroom FMR
$1,108
FY 2026, utilities included
Payment standard range
$997 to $1,219
90% to 110% of FMR
Income to afford 2BR
$44,320
per year, at 30% of income
Rank in California
58th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Modoc moves to $1,084. That's down 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Modoc actually rent for?
Search any address in Modoc 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 | $774 | $697 to $851 | $30,960 | $14.88/hr | +5.9% |
| 1 bedroom | $883 | $795 to $971 | $35,320 | $16.98/hr | -0.3% |
| 2 bedroom | $1,108 | $997 to $1,219 | $44,320 | $21.31/hr | +5.1% |
| 3 bedroom | $1,434 | $1,291 to $1,577 | $57,360 | $27.58/hr | +12.9% |
| 4 bedroom | $1,831 | $1,648 to $2,014 | $73,240 | $35.21/hr | +4.7% |
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 | $2,106 | $1,895 to $2,317 |
| 6 bedroom Estimate | $2,380 | $2,142 to $2,618 |
| 7 bedroom Estimate | $2,655 | $2,390 to $2,921 |
| 8 bedroom Estimate | $2,930 | $2,637 to $3,223 |
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 Modoc, that runs from $774 for a studio up to $1,831 for four bedrooms, all five rates in the table above.
Because Modoc 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, Adin included.
Among California's 58 counties, Modoc ranks 58th for two-bedroom FMR. That's about 34% below the state median of $1,687 and about 9% above the national median county at $1,018. About 8,651 people live here, 56th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,110 in 96054 (Lookout) and $1,230 in 96006 (Adin), with the 10 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 Modoc somewhere between $997 and $1,219. 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.
$1,108 a month is affordable, by HUD's 30% rule, on an income of roughly $44,320 a year. Put another way, $21 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% ($997) | HAP at 100% ($1,108) | HAP at 110% ($1,219) |
|---|---|---|---|---|
| $2,500 | $750 | $247 | $358 | $469 |
| $4,000 | $1,200 | $0 | $0 | $19 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,054) to FY 2026 ($1,108). Since FY 2020 it's up 44% in total, about 6.3% 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 | $520 | $585 | $770 | $1,062 | $1,228 | — |
| FY 2021 | $546 | $612 | $807 | $1,090 | $1,281 | +4.8% |
| FY 2022 | $605 | $609 | $801 | $1,047 | $1,273 | -0.7% |
| FY 2023 | $674 | $678 | $832 | $1,073 | $1,344 | +3.9% |
| FY 2024 | $660 | $802 | $958 | $1,158 | $1,572 | +15.1% |
| FY 2025 | $731 | $886 | $1,054 | $1,270 | $1,748 | +10.0% |
| FY 2026 | $774 | $883 | $1,108 | $1,434 | $1,831 | +5.1% |
| FY 2027 | $755 | $856 | $1,084 | $1,501 | $1,792 | -2.2% |
Nearby counties
Lassen County
$1,27966 mi · pop 31,873
Shasta County
$1,590100 mi · pop 181,852
Plumas County
$1,411106 mi · pop 19,650
Siskiyou County
$1,249110 mi · pop 44,049
Tehama County
$1,362124 mi · pop 65,484
Sierra County
$1,529131 mi · pop 2,916
Butte County
$1,625139 mi · pop 213,605
Trinity County
$1,202149 mi · pop 15,889
Questions people ask
$1,108 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $774 for a studio, $883 for one bedroom, $1,434 for three and $1,831 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 Modoc actually go for?
HUD's number is one input. Search any address in Modoc for a rent estimate built from nearby comps. 3 free searches, no card.
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