HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Sutter County, California (FY 2027)
$1,600 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Sutter County, and it's the baseline every voucher in Sutter is measured against.
Two-bedroom FMR
$1,600
+3.2% from FY 2026
Payment standard
$1,440–$1,760
90% to 110% of the FMR, two-bedroom
Income to afford
$64,000
a year, with rent at 30% of income
Rank in California
35th 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 | $1,159 | $1,043–$1,275 | $46,360 | $22.29/hr | -0.6% |
| 1 bedroom | $1,367 | $1,230–$1,504 | $54,680 | $26.29/hr | +7.5% |
| 2 bedroom | $1,600 | $1,440–$1,760 | $64,000 | $30.77/hr | +3.2% |
| 3 bedroom | $2,216 | $1,994–$2,438 | $88,640 | $42.62/hr | +2.8% |
| 4 bedroom | $2,674 | $2,407–$2,941 | $106,960 | $51.42/hr | +2.8% |
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 | $3,075 | $2,768–$3,383 |
| 6 bedroom Estimate | $3,476 | $3,128–$3,824 |
| 7 bedroom Estimate | $3,877 | $3,489–$4,265 |
| 8 bedroom Estimate | $4,278 | $3,850–$4,706 |
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 Sutter actually rent for?
Search any address in Sutter 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 Sutter somewhere between $1,440 and $1,760. 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.
$1,600 a month is affordable, by HUD's 30% rule, on an income of roughly $64,000 a year. Put another way, $31 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%$1,440 | Voucher pays at 100%$1,600 | Voucher pays at 110%$1,760 |
|---|---|---|---|---|
| $2,500 | $750 | $690 | $850 | $1,010 |
| $4,000 | $1,200 | $240 | $400 | $560 |
Rate history
The two-bedroom rate went up 3% from FY 2026 ($1,550) to FY 2027 ($1,600). Since FY 2020 it's up 47% in total, about 5.7% 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 | $838 | $844 | $1,087 | $1,568 | $1,908 | — |
| FY 2021 | $875 | $881 | $1,122 | $1,606 | $1,943 | +3.2% |
| FY 2022 | $920 | $926 | $1,173 | $1,666 | $2,008 | +4.5% |
| FY 2023 | $1,003 | $1,010 | $1,288 | $1,830 | $2,194 | +9.8% |
| FY 2024 | $1,125 | $1,132 | $1,461 | $2,059 | $2,479 | +13.4% |
| FY 2025 | $1,195 | $1,197 | $1,522 | $2,133 | $2,556 | +4.2% |
| FY 2026 | $1,166 | $1,272 | $1,550 | $2,156 | $2,600 | +1.8% |
| FY 2027In effect | $1,159 | $1,367 | $1,600 | $2,216 | $2,674 | +3.2% |
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 Sutter, that runs from $1,159 for a studio up to $2,674 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 Sutter in with one other county in the Yuba City metro, Yuba County among them, and every one of them gets $1,600 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, Sutter ranks 35th for two-bedroom FMR. That's about 7% below the state median of $1,725 and about 51% above the national median county at $1,063. About 98,857 people live here, 37th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,420 in 95674 (Rio Oso) and $2,420 in 95668 (Pleasant Grove), with the 10 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.
Counties sharing the Yuba City metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,600 two-bedroom figure as Sutter.
Nearby counties
Two-bedroom FMR, with how each compares to Sutter.
Yolo County
27 mi · 220,564 people
$2,135
+33%
Yuba County
28 mi · 84,507 people
$1,600
same rate
Colusa County
29 mi · 21,984 people
$1,344
-16%
Sacramento County
33 mi · 1,594,006 people
$2,201
+38%
Placer County
41 mi · 419,156 people
$2,201
+38%
Butte County
43 mi · 207,929 people
$1,509
-6%
Glenn County
49 mi · 28,494 people
$1,361
-15%
Nevada County
51 mi · 102,481 people
$1,885
+18%
Questions people ask
$1,600 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,159 for a studio, $1,367 for one bedroom, $2,216 for three and $2,674 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 Sutter actually go for?
HUD's number is one input. Search any address in Sutter for a rent estimate built from nearby comps. Free to start, no card.
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