FY2027 Small Area FMR · Moss Beach, CA

ZIP 94038 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 94038 (Moss Beach, CA) is $3,320 a month, up 4.7% from FY2026. That is 10% below the San Francisco, CA area-wide FMR of $3,697.

2-bedroom SAFMR$3,320per month ▲ 4.7%

Area-wide 2 BR FMR$3,697San Francisco, CA

Rank in the area88thof 113 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,988

2 BR Small Area FMR$3,320

110% of SAFMR$3,652

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$2,310▲ 5.5%

1 BR$2,700▲ 3.1%

2 BR$3,320▲ 4.7%

3 BR$4,340▲ 7.2%

4 BR$4,880▲ 16.2%

FY2027 FY2026

Where 94038 sits in the San Francisco, CA area

Of the 113 ZIP codes HUD lists for the area, 94038 has the 88th highest two-bedroom Small Area FMR. San Francisco, CA is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $3,697 for two bedrooms; an agency that opts in to Small Area FMRs would use $3,320 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$2,310	$2,079 – $2,541	$2,574	$2,190
1 bedroom	$2,700	$2,430 – $2,970	$3,003	$2,620
2 bedrooms	$3,320	$2,988 – $3,652	$3,697	$3,170
3 bedrooms	$4,340	$3,906 – $4,774	$4,832	$4,050
4 bedrooms	$4,880	$4,392 – $5,368	$5,439	$4,200

A household renting a two-bedroom home at the Small Area FMR of $3,320 needs about $132,800 a year to keep housing costs at 30% of income. The area median family income is $200,800 and the 80% low-income limit for four people is $168,100. ZIP code 94038 lies mainly in San Mateo County. See the San Francisco, CA metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
94037	Montara	2.1 mi	$4,170
94018	El Granada	2.4 mi	$3,320
94044	Pacifica	5.8 mi	$4,170
94019	Half Moon Bay	6.8 mi	$3,320
94030	Millbrae	7.8 mi	$4,460
94066	San Bruno	8.0 mi	$3,580

Questions

What is the Fair Market Rent for ZIP code 94038?

HUD's FY2027 Small Area Fair Market Rents for 94038 are $2,310 (studio), $2,700 (1 BR), $3,320 (2 BR), $4,340 (3 BR) and $4,880 (4 BR) a month.

What is the Section 8 payment standard in 94038?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 94038 that range is $2,988 to $3,652 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 94038?

The FY2026 income limits of the San Francisco, CA area apply: median family income $200,800, low-income (80%) limit $168,100 for a family of four.