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.
2 bedroom FMR
$1,589
FY 2026, utilities included
Payment standard range
$1,430 to $1,748
90% to 110% of FMR
Income to afford 2BR
$63,560
per year, at 30% of income
Rank in California
34th of 58
by 2BR FMR
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.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,096 | $986 to $1,206 | $43,840 | $21.08/hr | +11.0% |
| 1 bedroom | $1,257 | $1,131 to $1,383 | $50,280 | $24.17/hr | +11.9% |
| 2 bedroom | $1,589 | $1,430 to $1,748 | $63,560 | $30.56/hr | +10.4% |
| 3 bedroom | $2,078 | $1,870 to $2,286 | $83,120 | $39.96/hr | +9.9% |
| 4 bedroom | $2,666 | $2,399 to $2,933 | $106,640 | $51.27/hr | +10.3% |
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 | $3,066 | $2,759 to $3,373 |
| 6 bedroom Estimate | $3,466 | $3,119 to $3,813 |
| 7 bedroom Estimate | $3,866 | $3,479 to $4,253 |
| 8 bedroom Estimate | $4,266 | $3,839 to $4,693 |
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 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% |
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, 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% ($1,430) | HAP at 100% ($1,589) | HAP at 110% ($1,748) |
|---|---|---|---|---|
| $2,500 | $750 | $680 | $839 | $998 |
| $4,000 | $1,200 | $230 | $389 | $548 |
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.
| 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 2026 | $1,096 | $1,257 | $1,589 | $2,078 | $2,666 | +10.4% |
| FY 2027 | $1,116 | $1,271 | $1,603 | $2,082 | $2,679 | +0.9% |
Nearby counties
Calaveras County
$1,54224 mi · pop 45,674
Mariposa County
$1,45433 mi · pop 17,130
Amador County
$1,69841 mi · pop 40,577
Stanislaus County
$1,75846 mi · pop 552,063
Merced County
$1,50353 mi · pop 282,290
Alpine County
$1,52954 mi · pop 1,515
San Joaquin County
$1,74257 mi · pop 779,445
El Dorado County
$2,25558 mi · pop 191,713
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
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 Tuolumne actually go for?
HUD's number is one input. Search any address in Tuolumne for a rent estimate built from nearby comps. 3 free searches, no card.
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