HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in San Joaquin County, California (FY 2027)
$2,015 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in San Joaquin County, and it's the baseline every voucher in San Joaquin is measured against.
Two-bedroom FMR
$2,015
+15.7% from FY 2026
Payment standard
$1,814–$2,217
90% to 110% of the FMR, two-bedroom
Income to afford
$80,600
a year, with rent at 30% of income
Rank in California
25th 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 | $1,525 | $1,373–$1,678 | $61,000 | $29.33/hr | +18.4% |
| 1 bedroom | $1,628 | $1,465–$1,791 | $65,120 | $31.31/hr | +16.7% |
| 2 bedroom | $2,015 | $1,814–$2,217 | $80,600 | $38.75/hr | +15.7% |
| 3 bedroom | $2,790 | $2,511–$3,069 | $111,600 | $53.65/hr | +15.1% |
| 4 bedroom | $3,368 | $3,031–$3,705 | $134,720 | $64.77/hr | +15.3% |
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 | $3,873 | $3,486–$4,260 |
| 6 bedroom Estimate | $4,378 | $3,940–$4,816 |
| 7 bedroom Estimate | $4,884 | $4,396–$5,372 |
| 8 bedroom Estimate | $5,389 | $4,850–$5,928 |
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 San Joaquin actually rent for?
Search any address in San Joaquin 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 San Joaquin somewhere between $1,814 and $2,217. 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.
$2,015 a month is affordable, by HUD's 30% rule, on an income of roughly $80,600 a year. Put another way, $39 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%$1,814 | Voucher pays at 100%$2,015 | Voucher pays at 110%$2,217 |
|---|---|---|---|---|
| $2,500 | $750 | $1,064 | $1,265 | $1,467 |
| $4,000 | $1,200 | $614 | $815 | $1,017 |
Rate history
The two-bedroom rate went up 16% from FY 2026 ($1,742) to FY 2027 ($2,015). Since FY 2020 it's up 76% in total, about 8.4% 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 | $745 | $869 | $1,144 | $1,650 | $2,009 | — |
| FY 2021 | $845 | $964 | $1,270 | $1,818 | $2,199 | +11.0% |
| FY 2022 | $891 | $992 | $1,305 | $1,854 | $2,234 | +2.8% |
| FY 2023 | $1,040 | $1,158 | $1,513 | $2,150 | $2,577 | +15.9% |
| FY 2024 | $1,122 | $1,245 | $1,607 | $2,265 | $2,727 | +6.2% |
| FY 2025 | $1,248 | $1,363 | $1,736 | $2,433 | $2,915 | +8.0% |
| FY 2026 | $1,288 | $1,395 | $1,742 | $2,423 | $2,922 | +0.3% |
| FY 2027In effect | $1,525 | $1,628 | $2,015 | $2,790 | $3,368 | +15.7% |
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 San Joaquin, that runs from $1,525 for a studio up to $3,368 for four bedrooms, all five rates in the table above.
San Joaquin is its own HUD metro area (Stockton-Lodi, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, San Joaquin ranks 25th for two-bedroom FMR. That's about 17% above the state median of $1,725 and about 90% above the national median county at $1,063. About 797,334 people live here, 14th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,180 in 95202 (Stockton) and $3,020 in 95377 (Tracy), with the 41 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 |
|---|---|---|---|
| 95201 | Stockton | $2,020 | +0.2% |
| 95202 | Stockton | $1,180 | -41.4% |
| 95203 | Stockton | $1,520 | -24.6% |
| 95204 | Stockton | $1,670 | -17.1% |
| 95205 | Stockton | $1,660 | -17.6% |
| 95206 | Stockton | $1,790 | -11.2% |
| 95207 | Stockton | $2,030 | +0.7% |
| 95208 | Stockton | $2,020 | +0.2% |
| 95209 | Stockton | $2,150 | +6.7% |
| 95210 | Stockton | $1,770 | -12.2% |
| 95211 | Stockton | $1,790 | -11.2% |
| 95212 | Stockton | $2,810 | +39.5% |
| 95213 | Stockton | $2,020 | +0.2% |
| 95214 | Stockton | $2,015County rate | — |
| 95215 | Stockton | $1,600 | -20.6% |
| 95219 | Stockton | $2,270 | +12.7% |
| 95220 | Acampo | $1,740 | -13.6% |
| 95227 | Clements | $1,840 | -8.7% |
| 95230 | Farmington | $2,190 | +8.7% |
| 95231 | French Camp | $2,330 | +15.6% |
| 95234 | Holt | $2,020 | +0.2% |
| 95236 | Linden | $1,980 | -1.7% |
| 95237 | Lockeford | $1,540 | -23.6% |
| 95240 | Lodi | $1,900 | -5.7% |
| 95241 | Lodi | $2,020 | +0.2% |
| 95242 | Lodi | $2,300 | +14.1% |
| 95253 | Victor | $1,500 | -25.6% |
| 95258 | Woodbridge | $1,790 | -11.2% |
| 95267 | Stockton | $2,020 | +0.2% |
| 95269 | Stockton | $2,020 | +0.2% |
| 95296 | Stockton | $2,015County rate | — |
| 95297 | Stockton | $2,015County rate | — |
| 95304 | Tracy | $2,880 | +42.9% |
| 95320 | Escalon | $1,960 | -2.7% |
| 95330 | Lathrop | $2,810 | +39.5% |
| 95336 | Manteca | $2,160 | +7.2% |
| 95337 | Manteca | $2,460 | +22.1% |
| 95366 | Ripon | $2,170 | +7.7% |
| 95376 | Tracy | $2,370 | +17.6% |
| 95377 | Tracy | $3,020 | +49.9% |
Nearby counties
Two-bedroom FMR, with how each compares to San Joaquin.
Stanislaus County
31 mi · 553,990 people
$1,803
-11%
Calaveras County
42 mi · 46,248 people
$1,533
-24%
Contra Costa County
42 mi · 1,165,012 people
$2,805
+39%
Sacramento County
43 mi · 1,594,006 people
$2,201
+9%
Solano County
45 mi · 451,918 people
$2,342
+16%
Amador County
46 mi · 41,428 people
$1,765
-12%
Alameda County
49 mi · 1,649,473 people
$2,805
+39%
Santa Clara County
56 mi · 1,902,047 people
$3,272
+62%
Questions people ask
$2,015 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,525 for a studio, $1,628 for one bedroom, $2,790 for three and $3,368 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 San Joaquin actually go for?
HUD's number is one input. Search any address in San Joaquin for a rent estimate built from nearby comps. Free to start, no card.
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