HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in San Joaquin County, California (FY 2026)
$1,742 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in San Joaquin County, and it's the baseline every voucher in San Joaquin is measured against.
2 bedroom FMR
$1,742
FY 2026, utilities included
Payment standard range
$1,568 to $1,916
90% to 110% of FMR
Income to afford 2BR
$69,680
per year, at 30% of income
Rank in California
27th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in San Joaquin moves to $2,015. That's up 16%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,288 | $1,159 to $1,417 | $51,520 | $24.77/hr | +3.2% |
| 1 bedroom | $1,395 | $1,256 to $1,535 | $55,800 | $26.83/hr | +2.3% |
| 2 bedroom | $1,742 | $1,568 to $1,916 | $69,680 | $33.50/hr | +0.3% |
| 3 bedroom | $2,423 | $2,181 to $2,665 | $96,920 | $46.60/hr | -0.4% |
| 4 bedroom | $2,922 | $2,630 to $3,214 | $116,880 | $56.19/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 | $3,360 | $3,024 to $3,696 |
| 6 bedroom Estimate | $3,799 | $3,419 to $4,179 |
| 7 bedroom Estimate | $4,237 | $3,813 to $4,661 |
| 8 bedroom Estimate | $4,675 | $4,208 to $5,143 |
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 San Joaquin, that runs from $1,288 for a studio up to $2,922 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 27th for two-bedroom FMR. That's about 3% above the state median of $1,687 and about 71% above the national median county at $1,018. About 779,445 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 $1,310 in 95202 (Stockton) and $2,610 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 | $1,740 | -0.1% |
| 95202 | Stockton | $1,310 | -24.8% |
| 95203 | Stockton | $1,310 | -24.8% |
| 95204 | Stockton | $1,530 | -12.2% |
| 95205 | Stockton | $1,440 | -17.3% |
| 95206 | Stockton | $1,530 | -12.2% |
| 95207 | Stockton | $1,760 | +1.0% |
| 95208 | Stockton | $1,740 | -0.1% |
| 95209 | Stockton | $1,940 | +11.4% |
| 95210 | Stockton | $1,550 | -11.0% |
| 95211 | Stockton | $1,610 | -7.6% |
| 95212 | Stockton | $2,420 | +38.9% |
| 95213 | Stockton | $1,740 | -0.1% |
| 95214 | Stockton | $1,742County rate | — |
| 95215 | Stockton | $1,380 | -20.8% |
| 95219 | Stockton | $2,110 | +21.1% |
| 95220 | Acampo | $1,540 | -11.6% |
| 95227 | Clements | $1,710 | -1.8% |
| 95230 | Farmington | $2,430 | +39.5% |
| 95231 | French Camp | $1,930 | +10.8% |
| 95234 | Holt | $1,740 | -0.1% |
| 95236 | Linden | $1,840 | +5.6% |
| 95237 | Lockeford | $1,400 | -19.6% |
| 95240 | Lodi | $1,650 | -5.3% |
| 95241 | Lodi | $1,740 | -0.1% |
| 95242 | Lodi | $2,020 | +16.0% |
| 95253 | Victor | $1,450 | -16.8% |
| 95258 | Woodbridge | $1,530 | -12.2% |
| 95267 | Stockton | $1,740 | -0.1% |
| 95269 | Stockton | $1,740 | -0.1% |
| 95296 | Stockton | $1,742County rate | — |
| 95297 | Stockton | $1,742County rate | — |
| 95304 | Tracy | $2,600 | +49.3% |
| 95320 | Escalon | $1,720 | -1.3% |
| 95330 | Lathrop | $2,360 | +35.5% |
| 95336 | Manteca | $1,920 | +10.2% |
| 95337 | Manteca | $2,090 | +20.0% |
| 95366 | Ripon | $1,880 | +7.9% |
| 95376 | Tracy | $2,100 | +20.6% |
| 95377 | Tracy | $2,610 | +49.8% |
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 $1,568 and $1,916. 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.
$1,742 a month is affordable, by HUD's 30% rule, on an income of roughly $69,680 a year. Put another way, $34 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% ($1,568) | HAP at 100% ($1,742) | HAP at 110% ($1,916) |
|---|---|---|---|---|
| $2,500 | $750 | $818 | $992 | $1,166 |
| $4,000 | $1,200 | $368 | $542 | $716 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($1,736) to FY 2026 ($1,742). Since FY 2020 it's up 52% in total, about 7.3% 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 | $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 2027 | $1,525 | $1,628 | $2,015 | $2,790 | $3,368 | +15.7% |
Nearby counties
Stanislaus County
$1,75831 mi · pop 552,063
Calaveras County
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Contra Costa County
$2,91242 mi · pop 1,162,648
Sacramento County
$2,25543 mi · pop 1,579,211
Solano County
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Amador County
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Alameda County
$2,91249 mi · pop 1,663,823
Santa Clara County
$3,48356 mi · pop 1,916,831
Questions people ask
$1,742 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,288 for a studio, $1,395 for one bedroom, $2,423 for three and $2,922 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 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. 3 free searches, no card.
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