FY2027 Small Area FMR · Oakland, CA

ZIP 94609 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 94609 (Oakland, CA) is $2,890 a month, down 4.3% from FY2026. That is 3% above the Oakland-Fremont, CA area-wide FMR of $2,805.

2-bedroom SAFMR$2,890per month ▼ 4.3%

Area-wide 2 BR FMR$2,805Oakland-Fremont, CA

Rank in the area49thof 115 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,601

2 BR Small Area FMR$2,890

110% of SAFMR$3,179

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

Studio$2,150▼ 3.2%

1 BR$2,360▼ 4.5%

2 BR$2,890▼ 4.3%

3 BR$3,700▼ 4.1%

4 BR$4,380▼ 4.4%

FY2027 FY2026

Where 94609 sits in the Oakland-Fremont, CA area

Of the 115 ZIP codes HUD lists for the area, 94609 has the 49th highest two-bedroom Small Area FMR. Oakland-Fremont, 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 $2,805 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,890 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	$2,150	$1,935 – $2,365	$2,088	$2,220
1 bedroom	$2,360	$2,124 – $2,596	$2,290	$2,470
2 bedrooms	$2,890	$2,601 – $3,179	$2,805	$3,020
3 bedrooms	$3,700	$3,330 – $4,070	$3,592	$3,860
4 bedrooms	$4,380	$3,942 – $4,818	$4,250	$4,580

A household renting a two-bedroom home at the Small Area FMR of $2,890 needs about $115,600 a year to keep housing costs at 30% of income. The area median family income is $162,800 and the 80% low-income limit for four people is $135,750. ZIP code 94609 lies mainly in Alameda County. See the Oakland-Fremont, CA metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
94608	Emeryville	1.4 mi	$3,270
94618	Oakland	1.6 mi	$3,180
94612	Oakland	1.8 mi	$3,030
94610	Oakland	2.0 mi	$2,910
94703	Berkeley	2.1 mi	$2,680
94704	Berkeley	2.2 mi	$2,630

Questions

What is the Fair Market Rent for ZIP code 94609?

HUD's FY2027 Small Area Fair Market Rents for 94609 are $2,150 (studio), $2,360 (1 BR), $2,890 (2 BR), $3,700 (3 BR) and $4,380 (4 BR) a month.

What is the Section 8 payment standard in 94609?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 94609 that range is $2,601 to $3,179 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 94609?

The FY2026 income limits of the Oakland-Fremont, CA area apply: median family income $162,800, low-income (80%) limit $135,750 for a family of four.