FY2027 Small Area FMR · Tomales, CA
ZIP 94971 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 94971 (Tomales, CA) is $3,590 a month, up 3.2% from FY2026. That is 3% below the San Francisco, CA area-wide FMR of $3,697.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 94971 sits in the San Francisco, CA area
Of the 113 ZIP codes HUD lists for the area, 94971 has the 53rd 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 $3,590 for this ZIP code instead.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $2,500 | $2,250 – $2,750 | $2,574 | $2,400 |
| 1 bedroom | $2,920 | $2,628 – $3,212 | $3,003 | $2,870 |
| 2 bedrooms | $3,590 | $3,231 – $3,949 | $3,697 | $3,480 |
| 3 bedrooms | $4,690 | $4,221 – $5,159 | $4,832 | $4,450 |
| 4 bedrooms | $5,280 | $4,752 – $5,808 | $5,439 | $4,610 |
A household renting a two-bedroom home at the Small Area FMR of $3,590 needs about $143,600 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 94971 lies mainly in Marin County. See the San Francisco, CA metro page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 94971?
HUD's FY2027 Small Area Fair Market Rents for 94971 are $2,500 (studio), $2,920 (1 BR), $3,590 (2 BR), $4,690 (3 BR) and $5,280 (4 BR) a month.
What is the Section 8 payment standard in 94971?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 94971 that range is $3,231 to $3,949 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 94971?
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.