HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Napa County, California (FY 2026)
A two-bedroom in Napa County carries a FY 2026 Fair Market Rent of $2,773 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Napa keys off that figure.
2 bedroom FMR
$2,773
FY 2026, utilities included
Payment standard range
$2,496 to $3,050
90% to 110% of FMR
Income to afford 2BR
$110,920
per year, at 30% of income
Rank in California
13th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Napa moves to $3,375. That's up 22%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Napa actually rent for?
Search any address in Napa 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 | $1,912 | $1,721 to $2,103 | $76,480 | $36.77/hr | -0.2% |
| 1 bedroom | $2,113 | $1,902 to $2,324 | $84,520 | $40.63/hr | -0.7% |
| 2 bedroom | $2,773 | $2,496 to $3,050 | $110,920 | $53.33/hr | -0.7% |
| 3 bedroom | $3,532 | $3,179 to $3,885 | $141,280 | $67.92/hr | -2.9% |
| 4 bedroom | $4,134 | $3,721 to $4,547 | $165,360 | $79.50/hr | -0.2% |
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 | $4,754 | $4,279 to $5,229 |
| 6 bedroom Estimate | $5,374 | $4,837 to $5,911 |
| 7 bedroom Estimate | $5,994 | $5,395 to $6,593 |
| 8 bedroom Estimate | $6,614 | $5,953 to $7,275 |
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 Napa, that runs from $1,912 for a studio up to $4,134 for four bedrooms, all five rates in the table above.
Napa is its own HUD metro area (Napa, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Napa ranks 13th for two-bedroom FMR. That's about 64% above the state median of $1,687 and about 172% above the national median county at $1,018. About 137,384 people live here, 34th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,520 in 94508 (Angwin) and $3,110 in 94503 (American Canyon), with the 12 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 |
|---|---|---|---|
| 94503 | American Canyon | $3,110 | +12.2% |
| 94508 | Angwin | $2,520 | -9.1% |
| 94515 | Calistoga | $2,520 | -9.1% |
| 94558 | Napa | $2,900 | +4.6% |
| 94559 | Napa | $2,730 | -1.6% |
| 94562 | Oakville | $2,770 | -0.1% |
| 94567 | Pope Valley | $2,790 | +0.6% |
| 94573 | Rutherford | $2,670 | -3.7% |
| 94574 | Saint Helena | $2,520 | -9.1% |
| 94576 | Deer Park | $2,520 | -9.1% |
| 94581 | Napa | $2,770 | -0.1% |
| 94599 | Yountville | $2,720 | -1.9% |
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 Napa somewhere between $2,496 and $3,050. 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.
$2,773 a month is affordable, by HUD's 30% rule, on an income of roughly $110,920 a year. Put another way, $53 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% ($2,496) | HAP at 100% ($2,773) | HAP at 110% ($3,050) |
|---|---|---|---|---|
| $2,500 | $750 | $1,746 | $2,023 | $2,300 |
| $4,000 | $1,200 | $1,296 | $1,573 | $1,850 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($2,792) to FY 2026 ($2,773). Since FY 2020 it's up 48% in total, about 6.7% 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 | $1,225 | $1,427 | $1,880 | $2,712 | $2,803 | — |
| FY 2021 | $1,331 | $1,531 | $2,018 | $2,826 | $2,836 | +7.3% |
| FY 2022 | $1,438 | $1,645 | $2,164 | $2,924 | $2,935 | +7.2% |
| FY 2023 | $1,597 | $1,814 | $2,388 | $3,288 | $3,332 | +10.4% |
| FY 2024 | $1,819 | $2,043 | $2,684 | $3,634 | $3,915 | +12.4% |
| FY 2025 | $1,915 | $2,128 | $2,792 | $3,636 | $4,144 | +4.0% |
| FY 2026 | $1,912 | $2,113 | $2,773 | $3,532 | $4,134 | -0.7% |
| FY 2027 | $2,350 | $2,580 | $3,375 | $4,201 | $5,094 | +21.7% |
Nearby counties
Sonoma County
$2,82723 mi · pop 488,436
Solano County
$2,17824 mi · pop 450,995
Marin County
$3,60433 mi · pop 260,485
Yolo County
$2,10433 mi · pop 217,141
Contra Costa County
$2,91240 mi · pop 1,162,648
Lake County
$1,54942 mi · pop 68,024
San Francisco County
$3,60446 mi · pop 851,036
Alameda County
$2,91249 mi · pop 1,663,823
Questions people ask
$2,773 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,912 for a studio, $2,113 for one bedroom, $3,532 for three and $4,134 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 Napa actually go for?
HUD's number is one input. Search any address in Napa for a rent estimate built from nearby comps. 3 free searches, no card.
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