HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Tuolumne County, California (FY 2027)
A two-bedroom in Tuolumne County carries a FY 2027 Fair Market Rent of $1,603 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Tuolumne keys off that figure.
Two-bedroom FMR
$1,603
+0.9% from FY 2026
Payment standard
$1,443–$1,763
90% to 110% of the FMR, two-bedroom
Income to afford
$64,120
a year, with rent at 30% of income
Rank in California
34th 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 | $1,116 | $1,004–$1,228 | $44,640 | $21.46/hr | +1.8% |
| 1 bedroom | $1,271 | $1,144–$1,398 | $50,840 | $24.44/hr | +1.1% |
| 2 bedroom | $1,603 | $1,443–$1,763 | $64,120 | $30.83/hr | +0.9% |
| 3 bedroom | $2,082 | $1,874–$2,290 | $83,280 | $40.04/hr | +0.2% |
| 4 bedroom | $2,679 | $2,411–$2,947 | $107,160 | $51.52/hr | +0.5% |
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 | $3,081 | $2,773–$3,389 |
| 6 bedroom Estimate | $3,483 | $3,135–$3,831 |
| 7 bedroom Estimate | $3,885 | $3,497–$4,274 |
| 8 bedroom Estimate | $4,286 | $3,857–$4,715 |
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 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.
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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 Tuolumne somewhere between $1,443 and $1,763. 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.
$1,603 a month is affordable, by HUD's 30% rule, on an income of roughly $64,120 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%$1,443 | Voucher pays at 100%$1,603 | Voucher pays at 110%$1,763 |
|---|---|---|---|---|
| $2,500 | $750 | $693 | $853 | $1,013 |
| $4,000 | $1,200 | $243 | $403 | $563 |
Rate history
The two-bedroom rate went up 1% from FY 2026 ($1,589) to FY 2027 ($1,603). Since FY 2020 it's up 58% in total, about 6.7% 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 | $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 2027In effect | $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 2027 that's October 1, 2026 through September 30, 2027. In Tuolumne, that runs from $1,116 for a studio up to $2,679 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 7% below the state median of $1,725 and about 51% above the national median county at $1,063. About 54,498 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 $1,440 in 95327 (Jamestown) and $2,120 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 | $1,490 | -7.0% |
| 95309 | Chinese Camp | $1,600 | -0.2% |
| 95310 | Columbia | $1,810 | +12.9% |
| 95321 | Groveland | $1,770 | +10.4% |
| 95327 | Jamestown | $1,440 | -10.2% |
| 95335 | Long Barn | $1,750 | +9.2% |
| 95346 | Mi Wuk Village | $1,840 | +14.8% |
| 95347 | Moccasin | $1,600 | -0.2% |
| 95364 | Pinecrest | $1,600 | -0.2% |
| 95370 | Sonora | $1,690 | +5.4% |
| 95372 | Soulsbyville | $2,120 | +32.3% |
| 95373 | Standard | $1,600 | -0.2% |
| 95375 | Strawberry | $1,600 | -0.2% |
| 95379 | Tuolumne | $1,860 | +16.0% |
| 95383 | Twain Harte | $2,070 | +29.1% |
Nearby counties
Two-bedroom FMR, with how each compares to Tuolumne.
Calaveras County
24 mi · 46,248 people
$1,533
-4%
Mariposa County
33 mi · 17,082 people
$1,486
-7%
Amador County
41 mi · 41,428 people
$1,765
+10%
Stanislaus County
46 mi · 553,990 people
$1,803
+12%
Merced County
53 mi · 290,201 people
$1,517
-5%
Alpine County
54 mi · 1,616 people
$1,526
-5%
San Joaquin County
57 mi · 797,334 people
$2,015
+26%
El Dorado County
58 mi · 192,662 people
$2,201
+37%
Questions people ask
$1,603 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,116 for a studio, $1,271 for one bedroom, $2,082 for three and $2,679 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 Tuolumne actually go for?
HUD's number is one input. Search any address in Tuolumne for a rent estimate built from nearby comps. Free to start, no card.
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