FMR Lookup › California › Modesto
Section 8 Fair Market Rent in Modesto, CA (FY2026)
HUD's official FY2026 Fair Market Rents for the Modesto, CA MSA, by bedroom count. These figures set the baseline for what the Housing Choice Voucher program pays landlords in this area.
| Unit size | FY2026 FMR | Payment standard range (90–110%) |
|---|---|---|
| Studio / efficiency | $1,255 | $1,130 – $1,381 |
| 1 bedroom | $1,356 | $1,220 – $1,492 |
| 2 bedrooms | $1,758 | $1,582 – $1,934 |
| 3 bedrooms | $2,442 | $2,198 – $2,686 |
| 4 bedrooms | $2,823 | $2,541 – $3,105 |
Source: HUD User — FY 2026 Fair Market Rents. FY2026 FMRs are effective October 1, 2025. Retrieved 2026-06-11.
How this market compares
The 2-bedroom FMR here is $1,758 — 8% above the California median of $1,625 across all 51 FMR areas in the state.
Counties and towns covered
The Modesto, CA FMR area is a metro area covering: Stanislaus County. One FMR applies across the whole area — HUD does not publish separate figures per city or ZIP here (some large metros have Small Area FMRs by ZIP; check with the local housing authority).
What a landlord actually collects
FMR is the baseline, not the contract rent. The local housing authority sets a payment standard between 90% and 110% of FMR (the range in the table above), and your unit must pass a rent-reasonableness comparison against similar unassisted rentals nearby. The voucher then covers the gap between the tenant's share (roughly 30% of their income) and the approved rent.
Run the numbers for a deal in Modesto: Section 8 vs market rent, DSCR, or cash-on-cash return.
Comparable California markets by 2BR FMR
| FMR area | 1 BR | 2 BR | 3 BR |
|---|---|---|---|
| Stockton-Lodi | $1,395 | $1,742 | $2,423 |
| Mendocino County | $1,306 | $1,713 | $2,382 |
| Nevada County | $1,382 | $1,813 | $2,521 |
| Amador County | $1,396 | $1,698 | $2,220 |
| Mono County | $1,528 | $1,675 | $2,330 |
| Fresno | $1,355 | $1,664 | $2,314 |
Informational only — not financial, legal, or lending advice. Confirm current payment standards with the housing authority serving Modesto.