FY2026 Fair Market Rents — Santa Cruz-Watsonville, CA MSA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$3,179
1BR
$3,298
2BR
$4,214
3BR
$5,377
4BR
$5,659
Hours/week at min wage
197 hrs
to afford the 2BR FMR @ $16.50/hr (CA)
YoY change (2BR)
-0.2%
$9 vs FY2025 · 5-yr +39.5%
Voucher payment standard
$3,793–$4,635
PHAs set HCV payment at 90–110% of the 2BR FMR
Santa Cruz-Watsonville, CA MSA
Non-Metropolitan area · CA · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $3,179 | $38,148 |
| 1-Bedroom | $3,298 | $39,576 |
| 2-Bedroom | $4,214 | $50,568 |
| 3-Bedroom | $5,377 | $64,524 |
| 4-Bedroom | $5,659 | $67,908 |
Recent 2-Bedroom FMR Trend
FY2020 $2,519 → FY2026 $4,214
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $3,179 | $3,298 | $4,214 | $5,377 | $5,659 |
| FY2025 | $3,056 | $3,221 | $4,223 | $5,256 | $5,605 |
| FY2024 | $2,849 | $3,085 | $4,054 | $5,000 | $5,504 |
| FY2023 | $2,212 | $2,502 | $3,293 | $4,077 | $4,568 |
| FY2022 | $2,085 | $2,385 | $3,138 | $4,000 | $4,458 |
| FY2021 | $1,993 | $2,292 | $3,021 | $3,947 | $4,419 |
| FY2020 | $1,641 | $1,913 | $2,519 | $3,342 | $3,746 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $137,200
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $45,700 | $52,200 | $58,750 | $65,250 | $70,500 | $75,700 |
| 50% AMI (Very Low) | $76,150 | $87,000 | $97,900 | $108,750 | $117,450 | $126,150 |
| 80% AMI (Low) | $122,200 | $139,650 | $157,100 | $174,550 | $188,500 | $202,500 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$50,568/yr
FMR as % of Area Median Income
36.9% of AMI
Above 30% — cost-burdened at median income
Income Needed (30% rule, 2BR)
$168,560/yr
$14,047/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 | $1,200 | $1,372 | $1,543 | $1,852 | $1,989 |
| 60% AMI Maximum | $1,440 | $1,646 | $1,852 | $2,222 | $2,387 |
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 | $2,229 | $2,229 | $2,229 | $2,229 | $2,229 |
| Low HOME Rent | $1,903 | $2,175 | $2,447 | $2,718 | $2,936 |
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