HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Stanislaus County, California (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Stanislaus County is $1,758 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,758
FY 2026, utilities included
Payment standard range
$1,582 to $1,934
90% to 110% of FMR
Income to afford 2BR
$70,320
per year, at 30% of income
Rank in California
26th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Stanislaus moves to $1,803. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Stanislaus actually rent for?
Search any address in Stanislaus 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 | $1,255 | $1,130 to $1,381 | $50,200 | $24.13/hr | +11.1% |
| 1 bedroom | $1,356 | $1,220 to $1,492 | $54,240 | $26.08/hr | +12.2% |
| 2 bedroom | $1,758 | $1,582 to $1,934 | $70,320 | $33.81/hr | +12.3% |
| 3 bedroom | $2,442 | $2,198 to $2,686 | $97,680 | $46.96/hr | +11.3% |
| 4 bedroom | $2,823 | $2,541 to $3,105 | $112,920 | $54.29/hr | +10.7% |
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 | $3,246 | $2,921 to $3,571 |
| 6 bedroom Estimate | $3,670 | $3,303 to $4,037 |
| 7 bedroom Estimate | $4,093 | $3,684 to $4,502 |
| 8 bedroom Estimate | $4,517 | $4,065 to $4,969 |
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 Stanislaus, that runs from $1,255 for a studio up to $2,823 for four bedrooms, all five rates in the table above.
Stanislaus is its own HUD metro area (Modesto, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Stanislaus ranks 26th for two-bedroom FMR. That's about 4% above the state median of $1,687 and about 73% above the national median county at $1,018. About 552,063 people live here, 16th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,410 in 95313 (Crows Landing) and $2,340 in 95368 (Salida), with the 28 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 |
|---|---|---|---|
| 95307 | Ceres | $1,760 | +0.1% |
| 95313 | Crows Landing | $1,410 | -19.8% |
| 95316 | Denair | $1,570 | -10.7% |
| 95319 | Empire | $1,410 | -19.8% |
| 95323 | Hickman | $1,410 | -19.8% |
| 95326 | Hughson | $1,950 | +10.9% |
| 95328 | Keyes | $1,510 | -14.1% |
| 95329 | La Grange | $1,790 | +1.8% |
| 95350 | Modesto | $1,750 | -0.5% |
| 95351 | Modesto | $1,620 | -7.8% |
| 95352 | Modesto | $1,760 | +0.1% |
| 95353 | Modesto | $1,760 | +0.1% |
| 95354 | Modesto | $1,770 | +0.7% |
| 95355 | Modesto | $1,930 | +9.8% |
| 95356 | Modesto | $1,990 | +13.2% |
| 95357 | Modesto | $2,310 | +31.4% |
| 95358 | Modesto | $1,800 | +2.4% |
| 95360 | Newman | $1,520 | -13.5% |
| 95361 | Oakdale | $1,760 | +0.1% |
| 95363 | Patterson | $2,000 | +13.8% |
| 95367 | Riverbank | $1,820 | +3.5% |
| 95368 | Salida | $2,340 | +33.1% |
| 95380 | Turlock | $1,630 | -7.3% |
| 95381 | Turlock | $1,760 | +0.1% |
| 95382 | Turlock | $1,960 | +11.5% |
| 95386 | Waterford | $1,730 | -1.6% |
| 95387 | Westley | $1,620 | -7.8% |
| 95397 | Modesto | $1,760 | +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 Stanislaus somewhere between $1,582 and $1,934. 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.
$1,758 a month is affordable, by HUD's 30% rule, on an income of roughly $70,320 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% ($1,582) | HAP at 100% ($1,758) | HAP at 110% ($1,934) |
|---|---|---|---|---|
| $2,500 | $750 | $832 | $1,008 | $1,184 |
| $4,000 | $1,200 | $382 | $558 | $734 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($1,566) to FY 2026 ($1,758). Since FY 2020 it's up 59% in total, about 8.0% 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 | $788 | $885 | $1,105 | $1,567 | $1,846 | — |
| FY 2021 | $890 | $987 | $1,224 | $1,733 | $2,033 | +10.8% |
| FY 2022 | $936 | $1,001 | $1,250 | $1,761 | $2,063 | +2.1% |
| FY 2023 | $1,039 | $1,072 | $1,365 | $1,929 | $2,258 | +9.2% |
| FY 2024 | $1,143 | $1,188 | $1,528 | $2,153 | $2,536 | +11.9% |
| FY 2025 | $1,130 | $1,209 | $1,566 | $2,194 | $2,549 | +2.5% |
| FY 2026 | $1,255 | $1,356 | $1,758 | $2,442 | $2,823 | +12.3% |
| FY 2027 | $1,276 | $1,378 | $1,803 | $2,410 | $2,827 | +2.6% |
Nearby counties
Merced County
$1,50330 mi · pop 282,290
San Joaquin County
$1,74231 mi · pop 779,445
Calaveras County
$1,54246 mi · pop 45,674
Tuolumne County
$1,58946 mi · pop 54,993
Mariposa County
$1,45454 mi · pop 17,130
Santa Clara County
$3,48358 mi · pop 1,916,831
Amador County
$1,69860 mi · pop 40,577
San Benito County
$2,90262 mi · pop 64,753
Questions people ask
$1,758 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,255 for a studio, $1,356 for one bedroom, $2,442 for three and $2,823 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 Stanislaus actually go for?
HUD's number is one input. Search any address in Stanislaus for a rent estimate built from nearby comps. 3 free searches, no card.
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