HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Tehama County, California (FY 2026)
A two-bedroom in Tehama County carries a FY 2026 Fair Market Rent of $1,362 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Tehama keys off that figure.
2 bedroom FMR
$1,362
FY 2026, utilities included
Payment standard range
$1,226 to $1,498
90% to 110% of FMR
Income to afford 2BR
$54,480
per year, at 30% of income
Rank in California
53rd of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Tehama moves to $1,361. That's unchanged. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Tehama actually rent for?
Search any address in Tehama 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 | $952 | $857 to $1,047 | $38,080 | $18.31/hr | +2.8% |
| 1 bedroom | $1,038 | $934 to $1,142 | $41,520 | $19.96/hr | +0.8% |
| 2 bedroom | $1,362 | $1,226 to $1,498 | $54,480 | $26.19/hr | +0.8% |
| 3 bedroom | $1,865 | $1,679 to $2,052 | $74,600 | $35.87/hr | +4.9% |
| 4 bedroom | $2,285 | $2,057 to $2,514 | $91,400 | $43.94/hr | +2.5% |
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 | $2,628 | $2,365 to $2,891 |
| 6 bedroom Estimate | $2,971 | $2,674 to $3,268 |
| 7 bedroom Estimate | $3,313 | $2,982 to $3,644 |
| 8 bedroom Estimate | $3,656 | $3,290 to $4,022 |
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 Tehama, that runs from $952 for a studio up to $2,285 for four bedrooms, all five rates in the table above.
Because Tehama sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Corning included.
Among California's 58 counties, Tehama ranks 53rd for two-bedroom FMR. That's about 19% below the state median of $1,687 and about 34% above the national median county at $1,018. About 65,484 people live here, 41st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,340 in 96080 (Red Bluff) and $1,600 in 96092 (Vina), with the 13 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 |
|---|---|---|---|
| 96021 | Corning | $1,370 | +0.6% |
| 96029 | Flournoy | $1,360 | -0.1% |
| 96035 | Gerber | $1,360 | -0.1% |
| 96055 | Los Molinos | $1,370 | +0.6% |
| 96059 | Manton | $1,460 | +7.2% |
| 96061 | Mill Creek | $1,360 | -0.1% |
| 96063 | Mineral | $1,360 | -0.1% |
| 96074 | Paskenta | $1,400 | +2.8% |
| 96075 | Paynes Creek | $1,460 | +7.2% |
| 96078 | Proberta | $1,350 | -0.9% |
| 96080 | Red Bluff | $1,340 | -1.6% |
| 96090 | Tehama | $1,440 | +5.7% |
| 96092 | Vina | $1,600 | +17.5% |
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 Tehama somewhere between $1,226 and $1,498. 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.
$1,362 a month is affordable, by HUD's 30% rule, on an income of roughly $54,480 a year. Put another way, $26 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% ($1,226) | HAP at 100% ($1,362) | HAP at 110% ($1,498) |
|---|---|---|---|---|
| $2,500 | $750 | $476 | $612 | $748 |
| $4,000 | $1,200 | $26 | $162 | $298 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($1,351) to FY 2026 ($1,362). Since FY 2020 it's up 50% in total, about 7.0% 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 | $649 | $689 | $908 | $1,216 | $1,304 | — |
| FY 2021 | $692 | $722 | $952 | $1,261 | $1,458 | +4.8% |
| FY 2022 | $682 | $722 | $950 | $1,270 | $1,495 | -0.2% |
| FY 2023 | $760 | $819 | $1,078 | $1,460 | $1,703 | +13.5% |
| FY 2024 | $844 | $948 | $1,245 | $1,695 | $2,010 | +15.5% |
| FY 2025 | $926 | $1,030 | $1,351 | $1,778 | $2,229 | +8.5% |
| FY 2026 | $952 | $1,038 | $1,362 | $1,865 | $2,285 | +0.8% |
| FY 2027 | $948 | $1,040 | $1,361 | $1,885 | $2,275 | -0.1% |
Nearby counties
Questions people ask
$1,362 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $952 for a studio, $1,038 for one bedroom, $1,865 for three and $2,285 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 Tehama actually go for?
HUD's number is one input. Search any address in Tehama for a rent estimate built from nearby comps. 3 free searches, no card.
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