FY2027 Small Area FMR · Watsonville, CA
ZIP 95077 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95077 (Watsonville, CA) is $4,250 a month, up 1.0% from FY2026. That is 0% equal to the Santa Cruz-Watsonville, CA area-wide FMR of $4,254.
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 95077 sits in the Santa Cruz-Watsonville, CA area
Of the 23 ZIP codes HUD lists for the area, 95077 has the 11th highest two-bedroom Small Area FMR. Santa Cruz-Watsonville, 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 $4,254 for two bedrooms; an agency that opts in to Small Area FMRs would use $4,250 for this ZIP code instead.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $3,230 | $2,907 – $3,553 | $3,230 | $3,180 |
| 1 bedroom | $3,390 | $3,051 – $3,729 | $3,390 | $3,290 |
| 2 bedrooms | $4,250 | $3,825 – $4,675 | $4,254 | $4,210 |
| 3 bedrooms | $5,530 | $4,977 – $6,083 | $5,531 | $5,370 |
| 4 bedrooms | $5,740 | $5,166 – $6,314 | $5,748 | $5,650 |
A household renting a two-bedroom home at the Small Area FMR of $4,250 needs about $170,000 a year to keep housing costs at 30% of income. The area median family income is $137,200 and the 80% low-income limit for four people is $174,550. ZIP code 95077 lies mainly in Santa Cruz County. See the Santa Cruz-Watsonville, CA county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 95077?
HUD's FY2027 Small Area Fair Market Rents for 95077 are $3,230 (studio), $3,390 (1 BR), $4,250 (2 BR), $5,530 (3 BR) and $5,740 (4 BR) a month.
What is the Section 8 payment standard in 95077?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95077 that range is $3,825 to $4,675 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 95077?
The FY2026 income limits of the Santa Cruz-Watsonville, CA area apply: median family income $137,200, low-income (80%) limit $174,550 for a family of four.