HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sacramento County, California (FY 2026)
A two-bedroom in Sacramento County carries a FY 2026 Fair Market Rent of $2,255 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Sacramento keys off that figure.
Two-bedroom FMR
$2,255
+2.2% from FY 2025
Payment standard
$2,030–$2,481
90% to 110% of the FMR, two-bedroom
Income to afford
$90,200
a year, with rent at 30% of income
Rank in California
20th of 58
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sacramento moves to $2,201. That's down 2%. The full FY 2027 table is in the history section below.
FY 2026 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 2025 |
|---|---|---|---|---|---|
| Studio | $1,748 | $1,573–$1,923 | $69,920 | $33.62/hr | +4.1% |
| 1 bedroom | $1,832 | $1,649–$2,015 | $73,280 | $35.23/hr | +3.1% |
| 2 bedroom | $2,255 | $2,030–$2,481 | $90,200 | $43.37/hr | +2.2% |
| 3 bedroom | $3,002 | $2,702–$3,302 | $120,080 | $57.73/hr | +0.3% |
| 4 bedroom | $3,460 | $3,114–$3,806 | $138,400 | $66.54/hr | +0.1% |
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 | $3,979 | $3,581–$4,377 |
| 6 bedroom Estimate | $4,498 | $4,048–$4,948 |
| 7 bedroom Estimate | $5,017 | $4,515–$5,519 |
| 8 bedroom Estimate | $5,536 | $4,982–$6,090 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
Two-bedrooms in Sacramento are asking $2,094. HUD says $2,255.
That's 7% below the county FMR. Median asking rent across 20 Sacramento ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
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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 Sacramento somewhere between $2,030 and $2,481. 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.
$2,255 a month is affordable, by HUD's 30% rule, on an income of roughly $90,200 a year. Put another way, $43 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%$2,030 | Voucher pays at 100%$2,255 | Voucher pays at 110%$2,481 |
|---|---|---|---|---|
| $2,500 | $750 | $1,280 | $1,505 | $1,731 |
| $4,000 | $1,200 | $830 | $1,055 | $1,281 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($2,206) to FY 2026 ($2,255). Since FY 2020 it's up 67% in total, about 8.9% a year. The California median moved up 9% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $952 | $1,072 | $1,349 | $1,946 | $2,368 | — |
| FY 2021 | $1,060 | $1,188 | $1,495 | $2,140 | $2,588 | +10.8% |
| FY 2022 | $1,108 | $1,228 | $1,543 | $2,192 | $2,625 | +3.2% |
| FY 2023 | $1,277 | $1,400 | $1,756 | $2,496 | $2,907 | +13.8% |
| FY 2024 | $1,543 | $1,666 | $2,072 | $2,884 | $3,321 | +18.0% |
| FY 2025 | $1,679 | $1,777 | $2,206 | $2,992 | $3,455 | +6.5% |
| FY 2026In effect | $1,748 | $1,832 | $2,255 | $3,002 | $3,460 | +2.2% |
| FY 2027From Oct 1, 2026 | $1,742 | $1,793 | $2,201 | $2,887 | $3,329 | -2.4% |
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 2026 that's October 1, 2025 through September 30, 2026. In Sacramento, that runs from $1,748 for a studio up to $3,460 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Sacramento in with 2 other counties in the Sacramento--Roseville--Arden-Arcade metro, Placer County, El Dorado County among them, and every one of them gets $2,255 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among California's 58 counties, Sacramento ranks 20th for two-bedroom FMR. That's about 34% above the state median of $1,687 and about 122% above the national median county at $1,018. About 1,579,211 people live here, 8th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,350 in 95615 (Courtland) and $3,380 in 95742 (Rancho Cordova), with the 69 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 |
|---|---|---|---|
| 94203 | Sacramento | $2,255County rate | — |
| 94204 | Sacramento | $2,255County rate | — |
| 94205 | Sacramento | $2,255County rate | — |
| 94206 | Sacramento | $2,255County rate | — |
| 94207 | Sacramento | $2,255County rate | — |
| 94208 | Sacramento | $2,255County rate | — |
| 94209 | Sacramento | $2,255County rate | — |
| 94211 | Sacramento | $2,255County rate | — |
| 94229 | Sacramento | $2,255County rate | — |
| 94230 | Sacramento | $2,255County rate | — |
| 94232 | Sacramento | $2,255County rate | — |
| 94234 | Sacramento | $2,255County rate | — |
| 94235 | Sacramento | $2,255County rate | — |
| 94236 | Sacramento | $2,255County rate | — |
| 94237 | Sacramento | $2,255County rate | — |
| 94239 | Sacramento | $2,255County rate | — |
| 94240 | Sacramento | $2,255County rate | — |
| 94244 | Sacramento | $2,255County rate | — |
| 94245 | Sacramento | $2,255County rate | — |
| 94247 | Sacramento | $2,255County rate | — |
| 94248 | Sacramento | $2,255County rate | — |
| 94249 | Sacramento | $2,255County rate | — |
| 94250 | Sacramento | $2,255County rate | — |
| 94252 | Sacramento | $2,255County rate | — |
| 94254 | Sacramento | $2,255County rate | — |
| 94256 | Sacramento | $2,255County rate | — |
| 94257 | Sacramento | $2,255County rate | — |
| 94258 | Sacramento | $2,255County rate | — |
| 94259 | Sacramento | $2,255County rate | — |
| 94261 | Sacramento | $2,255County rate | — |
| 94262 | Sacramento | $2,255County rate | — |
| 94263 | Sacramento | $2,255County rate | — |
| 94267 | Sacramento | $2,255County rate | — |
| 94268 | Sacramento | $2,255County rate | — |
| 94269 | Sacramento | $2,255County rate | — |
| 94271 | Sacramento | $2,255County rate | — |
| 94273 | Sacramento | $2,255County rate | — |
| 94274 | Sacramento | $2,255County rate | — |
| 94277 | Sacramento | $2,255County rate | — |
| 94278 | Sacramento | $2,255County rate | — |
Counties sharing the Sacramento--Roseville--Arden-Arcade metro rate
HUD sets one rate for the whole metro, so every county here carries the same $2,255 two-bedroom figure as Sacramento.
Nearby counties
Two-bedroom FMR, with how each compares to Sacramento.
Yolo County
23 mi · 217,141 people
$2,104
-7%
Sutter County
33 mi · 99,101 people
$1,550
-31%
Solano County
39 mi · 450,995 people
$2,178
-3%
Amador County
40 mi · 40,577 people
$1,698
-25%
Placer County
43 mi · 406,608 people
$2,255
same rate
San Joaquin County
43 mi · 779,445 people
$1,742
-23%
Napa County
52 mi · 137,384 people
$2,773
+23%
Calaveras County
53 mi · 45,674 people
$1,542
-32%
Questions people ask
$2,255 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,748 for a studio, $1,832 for one bedroom, $3,002 for three and $3,460 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 Sacramento actually go for?
HUD's number is one input. Search any address in Sacramento for a rent estimate built from nearby comps. 3 free searches, no card.
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