The definition
HUD describes FMRs as estimates of 40th percentile gross rents for standard quality units. Gross rent includes the rent plus essential utilities, so 40% of comparable rentals cost less and 60% cost more.
What they are used for
- Payment standards in the Housing Choice Voucher (Section 8) program
- Initial renewal rents for some expiring project-based Section 8 contracts
- Rent ceilings in the HOME and Emergency Solutions Grants programs
- Flat rents in public housing
When they change
FMRs are set each federal fiscal year, generally starting October 1. The FY2026 schedule shown on this site took effect October 1, 2025, with a few areas revised during the year. HUD has published FY2027 FMRs; check HUD for the newest figures.
The highest FY2026 metro FMRs for a 2-bedroom
| Area | 1 bedroom | 2 bedrooms | Income for 2BR at 30% |
|---|---|---|---|
| Santa Cruz-Watsonville, CA | $3,298 | $4,214 | $168,560 |
| San Francisco, CA | $2,977 | $3,604 | $144,160 |
| San Jose-Sunnyvale-Santa Clara, CA | $2,982 | $3,483 | $139,320 |
| Santa Ana-Anaheim-Irvine, CA | $2,746 | $3,236 | $129,440 |
| Santa Maria-Santa Barbara, CA | $2,746 | $3,124 | $124,960 |
| San Diego-Chula Vista-Carlsbad, CA | $2,459 | $3,001 | $120,040 |
| Boston-Cambridge-Quincy, MA-NH | $2,476 | $2,941 | $117,640 |
| Oakland-Fremont, CA | $2,385 | $2,912 | $116,480 |
| New York, NY | $2,655 | $2,910 | $116,400 |
| San Benito County, CA | $2,212 | $2,902 | $116,080 |
| Santa Rosa-Petaluma, CA | $2,155 | $2,827 | $113,080 |
| Napa, CA | $2,113 | $2,773 | $110,920 |
| Jersey City, NJ | $2,458 | $2,763 | $110,520 |
| Nassau-Suffolk, NY | $2,379 | $2,747 | $109,880 |
| Oxnard-Thousand Oaks-Ventura, CA | $2,250 | $2,693 | $107,720 |
Sources: HUD Fair Market Rents (FY2026), HUD eGIS open data.
