HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sonoma County, California (FY 2026)
A two-bedroom in Sonoma County carries a FY 2026 Fair Market Rent of $2,827 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Sonoma keys off that figure.
Two-bedroom FMR
$2,827
+3.2% from FY 2025
Payment standard
$2,544–$3,110
90% to 110% of the FMR, two-bedroom
Income to afford
$113,080
a year, with rent at 30% of income
Rank in California
12th of 58
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sonoma moves to $2,819. That's unchanged. 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 | $1,949 | $1,754–$2,144 | $77,960 | $37.48/hr | +3.7% |
| 1 bedroom | $2,155 | $1,940–$2,371 | $86,200 | $41.44/hr | +3.2% |
| 2 bedroom | $2,827 | $2,544–$3,110 | $113,080 | $54.37/hr | +3.2% |
| 3 bedroom | $3,887 | $3,498–$4,276 | $155,480 | $74.75/hr | +3.8% |
| 4 bedroom | $4,147 | $3,732–$4,562 | $165,880 | $79.75/hr | +4.7% |
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 | $4,769 | $4,292–$5,246 |
| 6 bedroom Estimate | $5,391 | $4,852–$5,930 |
| 7 bedroom Estimate | $6,013 | $5,412–$6,614 |
| 8 bedroom Estimate | $6,635 | $5,972–$7,299 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Sonoma actually rent for?
Search any address in Sonoma for a rent estimate built from nearby comps, with the HUD figure right next to it.
No card needed
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 Sonoma somewhere between $2,544 and $3,110. 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.
$2,827 a month is affordable, by HUD's 30% rule, on an income of roughly $113,080 a year. Put another way, $54 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%$2,544 | Voucher pays at 100%$2,827 | Voucher pays at 110%$3,110 |
|---|---|---|---|---|
| $2,500 | $750 | $1,794 | $2,077 | $2,360 |
| $4,000 | $1,200 | $1,344 | $1,627 | $1,910 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($2,740) to FY 2026 ($2,827). Since FY 2020 it's up 45% in total, about 6.4% 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 | $1,302 | $1,489 | $1,949 | $2,798 | $3,302 | — |
| FY 2021 | $1,340 | $1,519 | $1,996 | $2,825 | $3,254 | +2.4% |
| FY 2022 | $1,373 | $1,549 | $2,038 | $2,851 | $3,163 | +2.1% |
| FY 2023 | $1,525 | $1,711 | $2,252 | $3,101 | $3,356 | +10.5% |
| FY 2024 | $1,611 | $1,809 | $2,377 | $3,228 | $3,425 | +5.6% |
| FY 2025 | $1,879 | $2,089 | $2,740 | $3,743 | $3,960 | +15.3% |
| FY 2026In effect | $1,949 | $2,155 | $2,827 | $3,887 | $4,147 | +3.2% |
| FY 2027From Oct 1, 2026 | $1,980 | $2,155 | $2,819 | $3,903 | $4,295 | -0.3% |
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 Sonoma, that runs from $1,949 for a studio up to $4,147 for four bedrooms, all five rates in the table above.
Sonoma is its own HUD metro area (Santa Rosa-Petaluma, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Sonoma ranks 12th for two-bedroom FMR. That's about 68% above the state median of $1,687 and about 178% above the national median county at $1,018. About 488,436 people live here, 17th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,470 in 94923 (Bodega Bay) and $3,430 in 94954 (Petaluma), with the 49 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 |
|---|---|---|---|
| 94922 | Bodega | $2,550 | -9.8% |
| 94923 | Bodega Bay | $2,470 | -12.6% |
| 94926 | Rohnert Park | $2,827County rate | — |
| 94927 | Rohnert Park | $2,830 | +0.1% |
| 94928 | Rohnert Park | $3,100 | +9.7% |
| 94931 | Cotati | $2,470 | -12.6% |
| 94951 | Penngrove | $2,610 | -7.7% |
| 94952 | Petaluma | $2,990 | +5.8% |
| 94953 | Petaluma | $2,830 | +0.1% |
| 94954 | Petaluma | $3,430 | +21.3% |
| 94955 | Petaluma | $2,830 | +0.1% |
| 94972 | Valley Ford | $2,780 | -1.7% |
| 94975 | Petaluma | $2,830 | +0.1% |
| 94999 | Petaluma | $2,830 | +0.1% |
| 95401 | Santa Rosa | $2,840 | +0.5% |
| 95402 | Santa Rosa | $2,830 | +0.1% |
| 95403 | Santa Rosa | $2,910 | +2.9% |
| 95404 | Santa Rosa | $2,730 | -3.4% |
| 95405 | Santa Rosa | $3,120 | +10.4% |
| 95406 | Santa Rosa | $2,830 | +0.1% |
| 95407 | Santa Rosa | $2,550 | -9.8% |
| 95409 | Santa Rosa | $3,240 | +14.6% |
| 95412 | Annapolis | $2,470 | -12.6% |
| 95416 | Boyes Hot Springs | $2,830 | +0.1% |
| 95419 | Camp Meeker | $2,480 | -12.3% |
| 95421 | Cazadero | $2,470 | -12.6% |
| 95425 | Cloverdale | $2,470 | -12.6% |
| 95430 | Duncans Mills | $2,470 | -12.6% |
| 95431 | Eldridge | $2,690 | -4.8% |
| 95433 | El Verano | $2,830 | +0.1% |
| 95436 | Forestville | $2,470 | -12.6% |
| 95439 | Fulton | $2,950 | +4.4% |
| 95441 | Geyserville | $2,470 | -12.6% |
| 95442 | Glen Ellen | $2,510 | -11.2% |
| 95444 | Graton | $2,640 | -6.6% |
| 95446 | Guerneville | $2,470 | -12.6% |
| 95448 | Healdsburg | $2,920 | +3.3% |
| 95450 | Jenner | $2,840 | +0.5% |
| 95452 | Kenwood | $2,790 | -1.3% |
| 95462 | Monte Rio | $2,470 | -12.6% |
Nearby counties
Two-bedroom FMR, with how each compares to Sonoma.
Napa County
23 mi · 137,384 people
$2,773
-2%
Marin County
31 mi · 260,485 people
$3,604
+27%
Lake County
39 mi · 68,024 people
$1,549
-45%
Solano County
44 mi · 450,995 people
$2,178
-23%
San Francisco County
50 mi · 851,036 people
$3,604
+27%
Contra Costa County
54 mi · 1,162,648 people
$2,912
+3%
Yolo County
55 mi · 217,141 people
$2,104
-26%
Alameda County
58 mi · 1,663,823 people
$2,912
+3%
Questions people ask
$2,827 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,949 for a studio, $2,155 for one bedroom, $3,887 for three and $4,147 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 Sonoma actually go for?
HUD's number is one input. Search any address in Sonoma for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.