HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Tulare County, California (FY 2026)
$1,474 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Tulare County, and it's the baseline every voucher in Tulare is measured against.
2 bedroom FMR
$1,474
FY 2026, utilities included
Payment standard range
$1,327 to $1,621
90% to 110% of FMR
Income to afford 2BR
$58,960
per year, at 30% of income
Rank in California
45th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Tulare moves to $1,450. That's down 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Tulare actually rent for?
Search any address in Tulare 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 | $1,116 | $1,004 to $1,228 | $44,640 | $21.46/hr | +3.1% |
| 1 bedroom | $1,123 | $1,011 to $1,235 | $44,920 | $21.60/hr | +3.1% |
| 2 bedroom | $1,474 | $1,327 to $1,621 | $58,960 | $28.35/hr | +3.1% |
| 3 bedroom | $2,028 | $1,825 to $2,231 | $81,120 | $39.00/hr | +3.1% |
| 4 bedroom | $2,393 | $2,154 to $2,632 | $95,720 | $46.02/hr | +5.3% |
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 | $2,752 | $2,477 to $3,027 |
| 6 bedroom Estimate | $3,111 | $2,800 to $3,422 |
| 7 bedroom Estimate | $3,470 | $3,123 to $3,817 |
| 8 bedroom Estimate | $3,829 | $3,446 to $4,212 |
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 Tulare, that runs from $1,116 for a studio up to $2,393 for four bedrooms, all five rates in the table above.
Tulare is its own HUD metro area (Visalia, CA), so the rate here is set from rents inside the county rather than a wider region.
Among California's 58 counties, Tulare ranks 45th for two-bedroom FMR. That's about 13% below the state median of $1,687 and about 45% above the national median county at $1,018. About 473,446 people live here, 18th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,290 in 93219 (Earlimart) and $2,500 in 93619 (Clovis), 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 |
|---|---|---|---|
| 93201 | Alpaugh | $1,310 | -11.1% |
| 93207 | California Hot Springs | $1,470 | -0.3% |
| 93208 | Camp Nelson | $1,470 | -0.3% |
| 93218 | Ducor | $1,490 | +1.1% |
| 93219 | Earlimart | $1,290 | -12.5% |
| 93221 | Exeter | $1,550 | +5.2% |
| 93223 | Farmersville | $1,290 | -12.5% |
| 93227 | Goshen | $1,520 | +3.1% |
| 93235 | Ivanhoe | $1,290 | -12.5% |
| 93237 | Kaweah | $1,810 | +22.8% |
| 93244 | Lemon Cove | $1,630 | +10.6% |
| 93247 | Lindsay | $1,290 | -12.5% |
| 93256 | Pixley | $1,350 | -8.4% |
| 93257 | Porterville | $1,430 | -3.0% |
| 93258 | Porterville | $1,290 | -12.5% |
| 93260 | Posey | $1,470 | -0.3% |
| 93261 | Richgrove | $1,290 | -12.5% |
| 93262 | Sequoia National Park | $1,810 | +22.8% |
| 93265 | Springville | $1,520 | +3.1% |
| 93267 | Strathmore | $1,290 | -12.5% |
| 93270 | Terra Bella | $1,310 | -11.1% |
| 93271 | Three Rivers | $1,810 | +22.8% |
| 93272 | Tipton | $1,500 | +1.8% |
| 93274 | Tulare | $1,590 | +7.9% |
| 93275 | Tulare | $1,470 | -0.3% |
| 93277 | Visalia | $1,640 | +11.3% |
| 93278 | Visalia | $1,470 | -0.3% |
| 93279 | Visalia | $1,470 | -0.3% |
| 93282 | Waukena | $1,474County rate | — |
| 93286 | Woodlake | $1,290 | -12.5% |
| 93290 | Visalia | $1,470 | -0.3% |
| 93291 | Visalia | $1,520 | +3.1% |
| 93292 | Visalia | $1,770 | +20.1% |
| 93603 | Badger | $1,510 | +2.4% |
| 93615 | Cutler | $1,480 | +0.4% |
| 93618 | Dinuba | $1,410 | -4.3% |
| 93619 | Clovis | $2,500 | +69.6% |
| 93633 | Kings Canyon National Pk | $1,470 | -0.3% |
| 93647 | Orosi | $1,360 | -7.7% |
| 93666 | Sultana | $1,290 | -12.5% |
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 Tulare somewhere between $1,327 and $1,621. 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.
$1,474 a month is affordable, by HUD's 30% rule, on an income of roughly $58,960 a year. Put another way, $28 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% ($1,327) | HAP at 100% ($1,474) | HAP at 110% ($1,621) |
|---|---|---|---|---|
| $2,500 | $750 | $577 | $724 | $871 |
| $4,000 | $1,200 | $127 | $274 | $421 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($1,429) to FY 2026 ($1,474). Since FY 2020 it's up 57% in total, about 7.8% 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 | $710 | $714 | $941 | $1,312 | $1,534 | — |
| FY 2021 | $723 | $728 | $959 | $1,337 | $1,561 | +1.9% |
| FY 2022 | $746 | $764 | $1,005 | $1,405 | $1,629 | +4.8% |
| FY 2023 | $825 | $848 | $1,116 | $1,552 | $1,790 | +11.0% |
| FY 2024 | $977 | $989 | $1,299 | $1,809 | $2,065 | +16.4% |
| FY 2025 | $1,082 | $1,089 | $1,429 | $1,967 | $2,272 | +10.0% |
| FY 2026 | $1,116 | $1,123 | $1,474 | $2,028 | $2,393 | +3.1% |
| FY 2027 | $1,101 | $1,108 | $1,450 | $1,995 | $2,338 | -1.6% |
Nearby counties
Kings County
$1,46936 mi · pop 152,515
Fresno County
$1,66444 mi · pop 1,008,280
Kern County
$1,48369 mi · pop 906,883
Madera County
$1,37673 mi · pop 157,243
Inyo County
$1,51485 mi · pop 18,829
Mariposa County
$1,45499 mi · pop 17,130
Merced County
$1,503105 mi · pop 282,290
San Luis Obispo County
$2,512106 mi · pop 281,712
Questions people ask
$1,474 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,116 for a studio, $1,123 for one bedroom, $2,028 for three and $2,393 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 Tulare actually go for?
HUD's number is one input. Search any address in Tulare for a rent estimate built from nearby comps. 3 free searches, no card.
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