HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Mono County, California (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Mono County is $1,675 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,675
FY 2026, utilities included
Payment standard range
$1,508 to $1,843
90% to 110% of FMR
Income to afford 2BR
$67,000
per year, at 30% of income
Rank in California
30th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Mono moves to $1,927. That's up 15%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Mono actually rent for?
Search any address in Mono 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 | $1,171 | $1,054 to $1,288 | $46,840 | $22.52/hr | +13.0% |
| 1 bedroom | $1,528 | $1,375 to $1,681 | $61,120 | $29.38/hr | +13.4% |
| 2 bedroom | $1,675 | $1,508 to $1,843 | $67,000 | $32.21/hr | +12.2% |
| 3 bedroom | $2,330 | $2,097 to $2,563 | $93,200 | $44.81/hr | +11.4% |
| 4 bedroom | $2,769 | $2,492 to $3,046 | $110,760 | $53.25/hr | +11.8% |
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 | $3,184 | $2,866 to $3,502 |
| 6 bedroom Estimate | $3,600 | $3,240 to $3,960 |
| 7 bedroom Estimate | $4,015 | $3,614 to $4,417 |
| 8 bedroom Estimate | $4,430 | $3,987 to $4,873 |
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 Mono, that runs from $1,171 for a studio up to $2,769 for four bedrooms, all five rates in the table above.
Because Mono 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, Benton included.
Among California's 58 counties, Mono ranks 30th for two-bedroom FMR. That's within a couple percent of the state median of $1,687 and about 65% above the national median county at $1,018. About 13,219 people live here, 55th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,610 in 96133 (Topaz) and $1,680 in 93529 (June Lake), with the 7 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 Mono somewhere between $1,508 and $1,843. 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.
$1,675 a month is affordable, by HUD's 30% rule, on an income of roughly $67,000 a year. Put another way, $32 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% ($1,508) | HAP at 100% ($1,675) | HAP at 110% ($1,843) |
|---|---|---|---|---|
| $2,500 | $750 | $758 | $925 | $1,093 |
| $4,000 | $1,200 | $308 | $475 | $643 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($1,493) to FY 2026 ($1,675). Since FY 2020 it's up 30% in total, about 4.4% 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 | $872 | $979 | $1,290 | $1,699 | $2,058 | — |
| FY 2021 | $875 | $1,006 | $1,326 | $1,785 | $2,104 | +2.8% |
| FY 2022 | $1,009 | $1,045 | $1,319 | $1,829 | $2,096 | -0.5% |
| FY 2023 | $1,061 | $1,137 | $1,386 | $1,970 | $2,238 | +5.1% |
| FY 2024 | $1,000 | $1,292 | $1,450 | $2,043 | $2,380 | +4.6% |
| FY 2025 | $1,036 | $1,348 | $1,493 | $2,092 | $2,476 | +3.0% |
| FY 2026 | $1,171 | $1,528 | $1,675 | $2,330 | $2,769 | +12.2% |
| FY 2027 | $1,342 | $1,550 | $1,927 | $2,374 | $3,185 | +15.0% |
Nearby counties
Mariposa County
$1,45457 mi · pop 17,130
Tuolumne County
$1,58961 mi · pop 54,993
Alpine County
$1,52963 mi · pop 1,515
Madera County
$1,37673 mi · pop 157,243
Calaveras County
$1,54279 mi · pop 45,674
Amador County
$1,69889 mi · pop 40,577
El Dorado County
$2,25590 mi · pop 191,713
Merced County
$1,50398 mi · pop 282,290
Questions people ask
$1,675 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,171 for a studio, $1,528 for one bedroom, $2,330 for three and $2,769 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 Mono actually go for?
HUD's number is one input. Search any address in Mono for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.