California Fair Market Rent (FY2026)
West region · 51 HUD FMR areas
In FY2026, California has 51 HUD Fair Market Rent areas with a median 2-bedroom FMR of $1,625/month. Across the state, the 2-bedroom FMR ranges from $1,108 (Modoc County, CA) to $4,214 (Santa Cruz-Watsonville, CA). That median is $650 above the national median FMR of $975, ranking California #8 of 51 states (1 = most expensive). FMR is the federal voucher rent standard, not the market median.
Source: HUD USER, FY2026 Fair Market Rents (40th percentile, revised final). Data as of June 2026.
California median FMR by bedroom size
| Unit size | Median FMR (per month) |
|---|---|
| Studio / efficiency | $1,172 |
| 1-bedroom | $1,306 |
| 2-bedroom | $1,625 |
| 3-bedroom | $2,220 |
| 4-bedroom | $2,667 |
These are medians across the state's areas; an individual metro can be much higher or lower. The population-weighted average 2-bedroom FMR (weighting each area by its population) is $2,674.
Every FMR area in California
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Los Angeles-Long Beach-Glendale, CA | $2,079 | $2,328 | $2,903 | $3,681 | $4,098 |
| Riverside-San Bernardino-Ontario, CA | $1,692 | $1,777 | $2,201 | $2,912 | $3,514 |
| San Diego-Chula Vista-Carlsbad, CA | $2,288 | $2,459 | $3,001 | $3,998 | $4,845 |
| Santa Ana-Anaheim-Irvine, CA | $2,682 | $2,746 | $3,236 | $4,393 | $5,246 |
| Oakland-Fremont, CA | $2,142 | $2,385 | $2,912 | $3,724 | $4,413 |
| Sacramento--Roseville--Arden-Arcade, CA | $1,748 | $1,832 | $2,255 | $3,002 | $3,460 |
| San Jose-Sunnyvale-Santa Clara, CA | $2,621 | $2,982 | $3,483 | $4,602 | $5,010 |
| San Francisco, CA | $2,485 | $2,977 | $3,604 | $4,604 | $4,772 |
| Fresno, CA | $1,347 | $1,355 | $1,664 | $2,314 | $2,660 |
| Bakersfield-Delano, CA | $1,132 | $1,140 | $1,483 | $2,062 | $2,488 |
| Oxnard-Thousand Oaks-Ventura, CA | $1,998 | $2,250 | $2,693 | $3,652 | $4,240 |
Source: HUD USER, FY2026 Fair Market Rents (40th percentile, revised final). Data as of June 2026.
Detailed pages: Los Angeles-Long Beach-Glendale, CA · Riverside-San Bernardino-Ontario, CA · San Diego-Chula Vista-Carlsbad, CA · Santa Ana-Anaheim-Irvine, CA · Oakland-Fremont, CA · Sacramento--Roseville--Arden-Arcade, CA · San Jose-Sunnyvale-Santa Clara, CA · San Francisco, CA · Fresno, CA · Bakersfield-Delano, CA · Oxnard-Thousand Oaks-Ventura, CA.
Frequently asked questions
What is the Fair Market Rent in California for FY2026?
California has 51 HUD Fair Market Rent areas. The median 2-bedroom FMR across them is $1,625 per month, ranging from $1,108 (Modoc County, CA) to $4,214 (Santa Cruz-Watsonville, CA). HUD sets FMRs by metro/county, not statewide, so use the area closest to where you live. Verify at huduser.gov.
Which California area has the highest and lowest FMR?
In FY2026 the highest 2-bedroom FMR in California is $4,214 in Santa Cruz-Watsonville, CA, and the lowest is $1,108 in Modoc County, CA. Rents are highest in the largest metros and lowest in rural counties.
Is California expensive for renters compared with other states?
California's median 2-bedroom FMR of $1,625 is $650 above the national median FMR of $975 (+67%). It ranks #8 of 51 states and DC by median 2-bedroom FMR (1 = most expensive).
How does FMR relate to Section 8 vouchers in California?
Public housing agencies in California set Housing Choice Voucher payment standards at roughly 90–110% of the local FMR. Your subsidy covers the gap between that standard and about 30% of your adjusted income. Contact the PHA for your county for exact figures.
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Source & accuracy
FY2026 Fair Market Rents, U.S. Dept. of Housing & Urban Development — HUD USER (public domain). State medians and ranges are computed over HUD's area-level FMRs (see methodology). FMR is the federal voucher rent standard, not the market median; verify on huduser.gov.
Last updated: 2026-06-20