HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Plumas County, California (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Plumas County is $1,411 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,411
FY 2026, utilities included
Payment standard range
$1,270 to $1,552
90% to 110% of FMR
Income to afford 2BR
$56,440
per year, at 30% of income
Rank in California
48th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Plumas moves to $1,422. That's up 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Plumas actually rent for?
Search any address in Plumas 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 | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +7.6% |
| 1 bedroom | $1,075 | $968 to $1,183 | $43,000 | $20.67/hr | +7.0% |
| 2 bedroom | $1,411 | $1,270 to $1,552 | $56,440 | $27.13/hr | +7.1% |
| 3 bedroom | $1,962 | $1,766 to $2,158 | $78,480 | $37.73/hr | +6.2% |
| 4 bedroom | $1,995 | $1,796 to $2,195 | $79,800 | $38.37/hr | +5.9% |
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 | $2,294 | $2,065 to $2,523 |
| 6 bedroom Estimate | $2,594 | $2,335 to $2,853 |
| 7 bedroom Estimate | $2,893 | $2,604 to $3,182 |
| 8 bedroom Estimate | $3,192 | $2,873 to $3,511 |
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 Plumas, that runs from $973 for a studio up to $1,995 for four bedrooms, all five rates in the table above.
Because Plumas 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, Belden included.
Among California's 58 counties, Plumas ranks 48th for two-bedroom FMR. That's about 16% below the state median of $1,687 and about 39% above the national median county at $1,018. About 19,650 people live here, 51st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,190 in 95947 (Greenville) and $1,600 in 95956 (Meadow Valley), with the 16 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 |
|---|---|---|---|
| 95915 | Belden | $1,410 | -0.1% |
| 95923 | Canyon Dam | $1,260 | -10.7% |
| 95934 | Crescent Mills | $1,210 | -14.2% |
| 95947 | Greenville | $1,190 | -15.7% |
| 95956 | Meadow Valley | $1,600 | +13.4% |
| 95971 | Quincy | $1,600 | +13.4% |
| 95980 | Storrie | $1,410 | -0.1% |
| 95983 | Taylorsville | $1,190 | -15.7% |
| 95984 | Twain | $1,410 | -0.1% |
| 96020 | Chester | $1,350 | -4.3% |
| 96103 | Blairsden Graeagle | $1,450 | +2.8% |
| 96105 | Chilcoot | $1,390 | -1.5% |
| 96106 | Clio | $1,410 | -0.1% |
| 96122 | Portola | $1,290 | -8.6% |
| 96129 | Beckwourth | $1,410 | -0.1% |
| 96135 | Vinton | $1,410 | -0.1% |
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 Plumas somewhere between $1,270 and $1,552. 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.
$1,411 a month is affordable, by HUD's 30% rule, on an income of roughly $56,440 a year. Put another way, $27 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% ($1,270) | HAP at 100% ($1,411) | HAP at 110% ($1,552) |
|---|---|---|---|---|
| $2,500 | $750 | $520 | $661 | $802 |
| $4,000 | $1,200 | $70 | $211 | $352 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($1,318) to FY 2026 ($1,411). Since FY 2020 it's up 54% in total, about 7.5% 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 | $619 | $722 | $916 | $1,250 | $1,453 | — |
| FY 2021 | $618 | $722 | $937 | $1,318 | $1,569 | +2.3% |
| FY 2022 | $608 | $716 | $915 | $1,300 | $1,566 | -2.3% |
| FY 2023 | $681 | $772 | $1,000 | $1,421 | $1,634 | +9.3% |
| FY 2024 | $803 | $887 | $1,165 | $1,642 | $1,867 | +16.5% |
| FY 2025 | $904 | $1,005 | $1,318 | $1,847 | $1,883 | +13.1% |
| FY 2026 | $973 | $1,075 | $1,411 | $1,962 | $1,995 | +7.1% |
| FY 2027 | $990 | $1,087 | $1,422 | $1,883 | $1,966 | +0.8% |
Nearby counties
Questions people ask
$1,411 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $973 for a studio, $1,075 for one bedroom, $1,962 for three and $1,995 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 Plumas actually go for?
HUD's number is one input. Search any address in Plumas for a rent estimate built from nearby comps. 3 free searches, no card.
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