FY2027 Small Area FMR · Denair, CA
ZIP 95316 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95316 (Denair, CA) is $1,600 a month, up 1.9% from FY2026. That is 5% above the Merced, CA area-wide FMR of $1,517.
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 95316 sits in the Merced, CA area
Of the 27 ZIP codes HUD lists for the area, 95316 has the 6th highest two-bedroom Small Area FMR. Merced, 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 $1,517 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,600 for this ZIP code instead.
ZIP code 95316 crosses more than one HUD area. HUD also lists it under Modesto, CA (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $1,130 | $1,017 – $1,243 | $1,200 | $1,120 |
| 1 bedroom | $1,230 | $1,107 – $1,353 | $1,262 | $1,210 |
| 2 bedrooms | $1,600 | $1,440 – $1,760 | $1,517 | $1,570 |
| 3 bedrooms | $2,200 | $1,980 – $2,420 | $2,087 | $2,180 |
| 4 bedrooms | $2,550 | $2,295 – $2,805 | $2,477 | $2,520 |
A household renting a two-bedroom home at the Small Area FMR of $1,600 needs about $64,000 a year to keep housing costs at 30% of income. The area median family income is $75,800 and the 80% low-income limit for four people is $77,700. ZIP code 95316 lies mainly in Stanislaus County and Merced County. See the Merced, 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 95316?
HUD's FY2027 Small Area Fair Market Rents for 95316 are $1,130 (studio), $1,230 (1 BR), $1,600 (2 BR), $2,200 (3 BR) and $2,550 (4 BR) a month.
What is the Section 8 payment standard in 95316?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95316 that range is $1,440 to $1,760 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 95316?
The FY2026 income limits of the Merced, CA area apply: median family income $75,800, low-income (80%) limit $77,700 for a family of four.