How much will Section 8 pay for rent in Tuolumne County?

Up to the housing authority's payment standard, which it sets between 90% and 110% of FMR. For a two-bedroom that's $1,430 to $1,748. The voucher covers the gap between that standard and about 30% of the tenant's income, and it never pays more than the unit would rent for without a voucher.

Why does my ZIP code show a different Fair Market Rent than Tuolumne County?

HUD publishes a second set of numbers, Small Area FMRs, for individual ZIP codes. In Tuolumne those run from $1,390 to $2,160 for a two-bedroom. Housing authorities in metros HUD has designated for Small Area FMRs use the ZIP rate. The rest use the county rate. Your PHA can tell you which one applies.

When do the next Fair Market Rents for Tuolumne County come out?

HUD usually publishes the new fiscal year's rates in late August or September, and they take effect October 1. This page updates as soon as the new California figures are loaded.

What is the FY 2027 Fair Market Rent for Tuolumne County?

$1,603 for a two-bedroom, effective October 1, 2026. Studio $1,116, one bedroom $1,271, three $2,082, four $2,679.

HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026

Fair Market Rent in Tuolumne County, California (FY 2026)

A two-bedroom in Tuolumne County carries a FY 2026 Fair Market Rent of $1,589 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Tuolumne keys off that figure.

Two-bedroom FMR

$1,589

+10.4% from FY 2025

Payment standard

$1,430–$1,748

90% to 110% of the FMR, two-bedroom

Income to afford

$63,560

a year, with rent at 30% of income

Rank in California

34th of 58

by two-bedroom FMR, highest first

FY 2027

HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Tuolumne moves to $1,603. That's up 1%. 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	$1,096	$986–$1,206	$43,840	$21.08/hr	+11.0%
1 bedroom	$1,257	$1,131–$1,383	$50,280	$24.17/hr	+11.9%
2 bedroom	$1,589	$1,430–$1,748	$63,560	$30.56/hr	+10.4%
3 bedroom	$2,078	$1,870–$2,286	$83,120	$39.96/hr	+9.9%
4 bedroom	$2,666	$2,399–$2,933	$106,640	$51.27/hr	+10.3%

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	$3,066	$2,759–$3,373
6 bedroom Estimate	$3,466	$3,119–$3,813
7 bedroom Estimate	$3,866	$3,479–$4,253
8 bedroom Estimate	$4,266	$3,839–$4,693

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 Tuolumne actually rent for?

Search any address in Tuolumne 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 Tuolumne somewhere between $1,430 and $1,748. 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.

$1,589 a month is affordable, by HUD's 30% rule, on an income of roughly $63,560 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%$1,430	Voucher pays at 100%$1,589	Voucher pays at 110%$1,748
$2,500	$750	$680	$839	$998
$4,000	$1,200	$230	$389	$548

Run your own numbers in the Section 8 rent calculator

Rate history

The two-bedroom rate went up 10% from FY 2025 ($1,439) to FY 2026 ($1,589). Since FY 2020 it's up 57% in total, about 7.8% 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	$694	$827	$1,015	$1,453	$1,774	—
FY 2021	$726	$845	$1,101	$1,551	$1,906	+8.5%
FY 2022	$752	$860	$1,132	$1,556	$1,938	+2.8%
FY 2023	$794	$902	$1,187	$1,567	$2,022	+4.9%
FY 2024	$919	$1,032	$1,356	$1,795	$2,301	+14.2%
FY 2025	$987	$1,123	$1,439	$1,891	$2,416	+6.1%
FY 2026In effect	$1,096	$1,257	$1,589	$2,078	$2,666	+10.4%
FY 2027From Oct 1, 2026	$1,116	$1,271	$1,603	$2,082	$2,679	+0.9%

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 Tuolumne, that runs from $1,096 for a studio up to $2,666 for four bedrooms, all five rates in the table above.

Because Tuolumne 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, Big Oak Flat included.

Among California's 58 counties, Tuolumne ranks 34th for two-bedroom FMR. That's about 6% below the state median of $1,687 and about 56% above the national median county at $1,018. About 54,993 people live here, 43rd in the state.

Rates by ZIP code

Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,390 in 95327 (Jamestown) and $2,160 in 95372 (Soulsbyville), with the 15 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
95305	Big Oak Flat	$1,600	+0.7%
95309	Chinese Camp	$1,590	+0.1%
95310	Columbia	$1,810	+13.9%
95321	Groveland	$1,790	+12.6%
95327	Jamestown	$1,390	-12.5%
95335	Long Barn	$1,590	+0.1%
95346	Mi Wuk Village	$2,040	+28.4%
95347	Moccasin	$1,590	+0.1%
95364	Pinecrest	$1,590	+0.1%
95370	Sonora	$1,670	+5.1%
95372	Soulsbyville	$2,160	+35.9%
95373	Standard	$1,590	+0.1%
95375	Strawberry	$1,590	+0.1%
95379	Tuolumne	$1,860	+17.1%
95383	Twain Harte	$2,040	+28.4%

Nearby counties

Two-bedroom FMR, with how each compares to Tuolumne.

Calaveras County

24 mi · 45,674 people

$1,542

-3%

Mariposa County

33 mi · 17,130 people

$1,454

-8%

Amador County

41 mi · 40,577 people

$1,698

+7%

Stanislaus County

46 mi · 552,063 people

$1,758

+11%

Merced County

53 mi · 282,290 people

$1,503

-5%

Alpine County

54 mi · 1,515 people

$1,529

-4%

San Joaquin County

57 mi · 779,445 people

$1,742

+10%

El Dorado County

58 mi · 191,713 people

$2,255

+42%

Questions people ask

$1,589 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,096 for a studio, $1,257 for one bedroom, $2,078 for three and $2,666 for four.

Tools for this county

All California counties All states

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