FY2026 Fair Market Rents — Oakland-Fremont, CA HUD Metro FMR Area

The HUD-published Fair Market Rents for FY2026 in this area are:

Studio
$2,142
1BR
$2,385
2BR
$2,912
3BR
$3,724
4BR
$4,413
Hours/week at min wage
136 hrs
to afford the 2BR FMR @ $16.50/hr (CA)
YoY change (2BR)
+8.6%
+$230 vs FY2025 · 5-yr +22.2%
Voucher payment standard
$2,621–$3,203
PHAs set HCV payment at 90–110% of the 2BR FMR

Oakland-Fremont, CA HUD Metro FMR Area

Non-Metropolitan area · CA · View full history · Income limits · LIHTC rents

FY2026 Fair Market Rents

Bedroom Size Monthly FMR Annual Equivalent
Efficiency (Studio) $2,142 $25,704
1-Bedroom $2,385 $28,620
2-Bedroom $2,912 $34,944
3-Bedroom $3,724 $44,688
4-Bedroom $4,413 $52,956

Recent 2-Bedroom FMR Trend

FY2020 $2,239 → FY2026 $2,912
Fiscal Year Studio 1BR 2BR 3BR 4BR
FY2026 $2,142 $2,385 $2,912 $3,724 $4,413
FY2025 $1,937 $2,201 $2,682 $3,432 $4,077
FY2024 $1,825 $2,131 $2,590 $3,342 $3,954
FY2023 $1,658 $1,969 $2,405 $3,144 $3,706
FY2022 $1,538 $1,854 $2,274 $3,006 $3,578
FY2021 $1,595 $1,934 $2,383 $3,196 $3,863
FY2020 $1,488 $1,808 $2,239 $3,042 $3,720

View full FMR history back to FY2000 →

FY2026 Income Limits

Area Median Income (AMI): $162,800

AMI Level 1p 2p 3p 4p 5p 6p
30% AMI (Extremely Low) $35,650 $40,750 $45,850 $50,900 $55,000 $59,050
50% AMI (Very Low) $59,400 $67,900 $76,400 $84,850 $91,650 $98,450
80% AMI (Low) $95,050 $108,600 $122,200 $135,750 $146,650 $157,500

Full income limits table (all 8 household sizes) →

Affordability Snapshot

2BR Annual FMR
$34,944/yr
FMR as % of Area Median Income
21.5% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$116,480/yr
$9,707/mo gross income

FY2026 LIHTC Maximum Rents

Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →

AMI Band Studio 1BR 2BR 3BR 4BR
50% AMI Maximum $1,424 $1,628 $1,831 $2,197 $2,360
60% AMI Maximum $1,709 $1,953 $2,197 $2,637 $2,832

FY2026 HOME Program Rent Limits

Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →

Limit Type Studio 1BR 2BR 3BR 4BR
High HOME Rent $2,142 $2,385 $2,645 $2,645 $2,645
Low HOME Rent $1,485 $1,697 $1,910 $2,121 $2,291

Compare Oakland-Fremont, CA HUD Metro FMR Area With Other CA Metros

vs. Bakersfield, CA MSA vs. Chico, CA MSA vs. El Centro, CA MSA vs. Fresno, CA MSA vs. Hanford-Corcoran, CA MSA

Counties in This FMR Area

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