FY2026 Fair Market Rents — Modesto, CA MSA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$1,255
1BR
$1,356
2BR
$1,758
3BR
$2,442
4BR
$2,823
Hours/week at min wage
82 hrs
to afford the 2BR FMR @ $16.50/hr (CA)
National rank
#111
of 661 U.S. metros (top 18% most expensive)
YoY change (2BR)
+12.3%
+$192 vs FY2025 · 5-yr +43.6%
Voucher payment standard
$1,582–$1,934
PHAs set HCV payment at 90–110% of the 2BR FMR
Modesto, CA MSA
Metropolitan area · CA · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $1,255 | $15,060 |
| 1-Bedroom | $1,356 | $16,272 |
| 2-Bedroom | $1,758 | $21,096 |
| 3-Bedroom | $2,442 | $29,304 |
| 4-Bedroom | $2,823 | $33,876 |
Recent 2-Bedroom FMR Trend
FY2020 $1,105 → FY2026 $1,758
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $1,255 | $1,356 | $1,758 | $2,442 | $2,823 |
| FY2025 | $1,130 | $1,209 | $1,566 | $2,194 | $2,549 |
| FY2024 | $1,143 | $1,188 | $1,528 | $2,153 | $2,536 |
| FY2023 | $1,039 | $1,072 | $1,365 | $1,929 | $2,258 |
| FY2022 | $936 | $1,001 | $1,250 | $1,761 | $2,063 |
| FY2021 | $890 | $987 | $1,224 | $1,733 | $2,033 |
| FY2020 | $788 | $885 | $1,105 | $1,567 | $1,846 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $94,600
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $21,550 | $24,600 | $27,700 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $35,900 | $41,000 | $46,150 | $51,250 | $55,350 | $59,450 |
| 80% AMI (Low) | $57,400 | $65,600 | $73,800 | $82,000 | $88,600 | $95,150 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$21,096/yr
FMR as % of Area Median Income
22.3% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$70,320/yr
$5,860/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 | $827 | $946 | $1,064 | $1,277 | $1,371 |
| 60% AMI Maximum | $993 | $1,135 | $1,277 | $1,532 | $1,646 |
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 | $1,255 | $1,356 | $1,537 | $1,537 | $1,537 |
| Low HOME Rent | $897 | $1,025 | $1,153 | $1,281 | $1,383 |
Compare Modesto, CA MSA With Other CA Metros
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