FY2027 Small Area FMR · Turlock, CA

ZIP 95382 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95382 (Turlock, CA) is $2,020 a month, up 3.1% from FY2026. That is 12% above the Modesto, CA area-wide FMR of $1,803.

2-bedroom SAFMR$2,020per month ▲ 3.1%

Area-wide 2 BR FMR$1,803Modesto, CA

Rank in the area7thof 34 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,818

2 BR Small Area FMR$2,020

110% of SAFMR$2,222

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

Studio$1,430▲ 2.1%

1 BR$1,540▲ 2.0%

2 BR$2,020▲ 3.1%

3 BR$2,700▼ 0.7%

4 BR$3,170▲ 0.6%

FY2027 FY2026

Where 95382 sits in the Modesto, CA area

Of the 34 ZIP codes HUD lists for the area, 95382 has the 7th highest two-bedroom Small Area FMR. Modesto, 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 $1,803 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,020 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	$1,430	$1,287 – $1,573	$1,276	$1,400
1 bedroom	$1,540	$1,386 – $1,694	$1,378	$1,510
2 bedrooms	$2,020	$1,818 – $2,222	$1,803	$1,960
3 bedrooms	$2,700	$2,430 – $2,970	$2,410	$2,720
4 bedrooms	$3,170	$2,853 – $3,487	$2,827	$3,150

A household renting a two-bedroom home at the Small Area FMR of $2,020 needs about $80,800 a year to keep housing costs at 30% of income. The area median family income is $94,600 and the 80% low-income limit for four people is $82,000. ZIP code 95382 lies mainly in Stanislaus County. See the Modesto, CA county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
95328	Keyes	3.9 mi	$1,610
95380	Turlock	3.9 mi	$1,660
95326	Hughson	4.3 mi	$1,880
95307	Ceres	5.8 mi	$1,770
95319	Empire	8.2 mi	$1,590
95315	Delhi	8.6 mi	$1,410

Questions

What is the Fair Market Rent for ZIP code 95382?

HUD's FY2027 Small Area Fair Market Rents for 95382 are $1,430 (studio), $1,540 (1 BR), $2,020 (2 BR), $2,700 (3 BR) and $3,170 (4 BR) a month.

What is the Section 8 payment standard in 95382?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95382 that range is $1,818 to $2,222 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 95382?

The FY2026 income limits of the Modesto, CA area apply: median family income $94,600, low-income (80%) limit $82,000 for a family of four.