FY2026 Fair Market Rents — Tuolumne County, CA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$1,096
1BR
$1,257
2BR
$1,589
3BR
$2,078
4BR
$2,666
Hours/week at min wage
75 hrs
to afford the 2BR FMR @ $16.50/hr (CA)
YoY change (2BR)
+10.4%
+$150 vs FY2025 · 5-yr +44.3%
Voucher payment standard
$1,430–$1,748
PHAs set HCV payment at 90–110% of the 2BR FMR
Tuolumne County, CA
Non-Metropolitan area · CA · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $1,096 | $13,152 |
| 1-Bedroom | $1,257 | $15,084 |
| 2-Bedroom | $1,589 | $19,068 |
| 3-Bedroom | $2,078 | $24,936 |
| 4-Bedroom | $2,666 | $31,992 |
Recent 2-Bedroom FMR Trend
FY2020 $1,015 → FY2026 $1,589
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $1,096 | $1,257 | $1,589 | $2,078 | $2,666 |
| FY2025 | $987 | $1,123 | $1,439 | $1,891 | $2,416 |
| FY2024 | $919 | $1,032 | $1,356 | $1,795 | $2,301 |
| FY2023 | $794 | $902 | $1,187 | $1,567 | $2,022 |
| FY2022 | $752 | $860 | $1,132 | $1,556 | $1,938 |
| FY2021 | $726 | $845 | $1,101 | $1,551 | $1,906 |
| FY2020 | $694 | $827 | $1,015 | $1,453 | $1,774 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $102,200
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $21,500 | $24,550 | $27,600 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $35,800 | $40,900 | $46,000 | $51,100 | $55,200 | $59,300 |
| 80% AMI (Low) | $57,250 | $65,400 | $73,600 | $81,750 | $88,300 | $94,850 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$19,068/yr
FMR as % of Area Median Income
18.7% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$63,560/yr
$5,297/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 | $894 | $1,022 | $1,149 | $1,379 | $1,481 |
| 60% AMI Maximum | $1,073 | $1,226 | $1,379 | $1,655 | $1,778 |
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 | $1,096 | $1,257 | $1,589 | $1,660 | $1,660 |
| Low HOME Rent | $895 | $1,022 | $1,150 | $1,277 | $1,380 |
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