HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Orange County, California (FY 2027)
$3,057 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Orange County, and it's the baseline every voucher in Orange is measured against.
Two-bedroom FMR
$3,057
-5.5% from FY 2026
Payment standard
$2,751–$3,363
90% to 110% of the FMR, two-bedroom
Income to afford
$122,280
a year, with rent at 30% of income
Rank in California
8th 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 | $2,580 | $2,322–$2,838 | $103,200 | $49.62/hr | -3.8% |
| 1 bedroom | $2,610 | $2,349–$2,871 | $104,400 | $50.19/hr | -5.0% |
| 2 bedroom | $3,057 | $2,751–$3,363 | $122,280 | $58.79/hr | -5.5% |
| 3 bedroom | $4,153 | $3,738–$4,568 | $166,120 | $79.87/hr | -5.5% |
| 4 bedroom | $4,964 | $4,468–$5,460 | $198,560 | $95.46/hr | -5.4% |
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 | $5,709 | $5,138–$6,280 |
| 6 bedroom Estimate | $6,453 | $5,808–$7,098 |
| 7 bedroom Estimate | $7,198 | $6,478–$7,918 |
| 8 bedroom Estimate | $7,942 | $7,148–$8,736 |
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 Orange actually rent for?
Search any address in Orange 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 Orange somewhere between $2,751 and $3,363. 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.
$3,057 a month is affordable, by HUD's 30% rule, on an income of roughly $122,280 a year. Put another way, $59 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%$2,751 | Voucher pays at 100%$3,057 | Voucher pays at 110%$3,363 |
|---|---|---|---|---|
| $2,500 | $750 | $2,001 | $2,307 | $2,613 |
| $4,000 | $1,200 | $1,551 | $1,857 | $2,163 |
Rate history
The two-bedroom rate went down 6% from FY 2026 ($3,236) to FY 2027 ($3,057). Since FY 2020 it's up 38% in total, about 4.7% 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 | $1,563 | $1,785 | $2,216 | $3,098 | $3,578 | — |
| FY 2021 | $1,678 | $1,888 | $2,331 | $3,227 | $3,716 | +5.2% |
| FY 2022 | $1,716 | $1,905 | $2,324 | $3,178 | $3,674 | -0.3% |
| FY 2023 | $1,939 | $2,113 | $2,539 | $3,448 | $4,032 | +9.3% |
| FY 2024 | $2,200 | $2,344 | $2,783 | $3,769 | $4,467 | +9.6% |
| FY 2025 | $2,352 | $2,454 | $2,903 | $3,927 | $4,693 | +4.3% |
| FY 2026 | $2,682 | $2,746 | $3,236 | $4,393 | $5,246 | +11.5% |
| FY 2027In effect | $2,580 | $2,610 | $3,057 | $4,153 | $4,964 | -5.5% |
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 Orange, that runs from $2,580 for a studio up to $4,964 for four bedrooms, all five rates in the table above.
Orange is its own HUD metro area (Santa Ana-Anaheim-Irvine, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Orange ranks 8th for two-bedroom FMR. That's about 77% above the state median of $1,725 and about 188% above the national median county at $1,063. About 3,165,820 people live here, 3rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,690 in 90631 (La Habra) and $4,590 in 92660 (Newport Beach), with the 143 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 |
|---|---|---|---|
| 90620 | Buena Park | $2,970 | -2.8% |
| 90621 | Buena Park | $2,920 | -4.5% |
| 90622 | Buena Park | $3,060 | +0.1% |
| 90623 | La Palma | $2,790 | -8.7% |
| 90624 | Buena Park | $3,060 | +0.1% |
| 90630 | Cypress | $3,100 | +1.4% |
| 90631 | La Habra | $2,690 | -12.0% |
| 90632 | La Habra | $3,060 | +0.1% |
| 90633 | La Habra | $3,060 | +0.1% |
| 90680 | Stanton | $2,920 | -4.5% |
| 90720 | Los Alamitos | $3,070 | +0.4% |
| 90721 | Los Alamitos | $3,060 | +0.1% |
| 90740 | Seal Beach | $3,150 | +3.0% |
| 90742 | Sunset Beach | $3,190 | +4.4% |
| 90743 | Surfside | $3,070 | +0.4% |
| 92602 | Irvine | $3,720 | +21.7% |
| 92603 | Irvine | $4,350 | +42.3% |
| 92604 | Irvine | $3,610 | +18.1% |
| 92605 | Huntington Beach | $3,060 | +0.1% |
| 92606 | Irvine | $3,650 | +19.4% |
| 92607 | Laguna Niguel | $3,060 | +0.1% |
| 92609 | El Toro | $3,060 | +0.1% |
| 92610 | Foothill Ranch | $3,790 | +24.0% |
| 92612 | Irvine | $3,970 | +29.9% |
| 92614 | Irvine | $3,750 | +22.7% |
| 92615 | Huntington Beach | $3,060 | +0.1% |
| 92616 | Irvine | $3,060 | +0.1% |
| 92617 | Irvine | $2,920 | -4.5% |
| 92618 | Irvine | $4,340 | +42.0% |
| 92619 | Irvine | $3,060 | +0.1% |
| 92620 | Irvine | $4,080 | +33.5% |
| 92623 | Irvine | $3,060 | +0.1% |
| 92624 | Capistrano Beach | $3,570 | +16.8% |
| 92625 | Corona Del Mar | $4,290 | +40.3% |
| 92626 | Costa Mesa | $3,440 | +12.5% |
| 92627 | Costa Mesa | $3,080 | +0.8% |
| 92628 | Costa Mesa | $3,060 | +0.1% |
| 92629 | Dana Point | $3,720 | +21.7% |
| 92630 | Lake Forest | $3,450 | +12.9% |
| 92637 | Laguna Woods | $2,920 | -4.5% |
Nearby counties
Two-bedroom FMR, with how each compares to Orange.
Los Angeles County
33 mi · 9,808,667 people
$2,964
-3%
Riverside County
52 mi · 2,478,600 people
$2,103
-31%
San Bernardino County
62 mi · 2,197,104 people
$2,103
-31%
San Diego County
75 mi · 3,288,774 people
$2,823
-8%
Ventura County
76 mi · 837,469 people
$2,424
-21%
Kern County
121 mi · 915,075 people
$1,656
-46%
Santa Barbara County
134 mi · 443,701 people
$3,106
+2%
Imperial County
142 mi · 180,202 people
$1,347
-56%
Questions people ask
$3,057 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $2,580 for a studio, $2,610 for one bedroom, $4,153 for three and $4,964 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 Orange actually go for?
HUD's number is one input. Search any address in Orange for a rent estimate built from nearby comps. Free to start, no card.
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