FY2027 Small Area FMR · Vernalis, CA
ZIP 95385 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95385 (Vernalis, CA) is $1,570 a month, up 1.9% from FY2026. That is 13% below the Modesto, CA area-wide FMR of $1,803.
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 95385 sits in the Modesto, CA area
Of the 34 ZIP codes HUD lists for the area, 95385 has the 34th 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 $1,570 for this ZIP code instead.
ZIP code 95385 crosses more than one HUD area. HUD also lists it under Stockton-Lodi, 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 | $1,140 | $1,026 – $1,254 | $1,276 | $1,130 |
| 1 bedroom | $1,220 | $1,098 – $1,342 | $1,378 | $1,190 |
| 2 bedrooms | $1,570 | $1,413 – $1,727 | $1,803 | $1,540 |
| 3 bedrooms | $2,120 | $1,908 – $2,332 | $2,410 | $2,160 |
| 4 bedrooms | $2,510 | $2,259 – $2,761 | $2,827 | $2,570 |
A household renting a two-bedroom home at the Small Area FMR of $1,570 needs about $62,800 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 95385 lies mainly in Stanislaus County and San Joaquin County. See the Modesto, 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 95385?
HUD's FY2027 Small Area Fair Market Rents for 95385 are $1,140 (studio), $1,220 (1 BR), $1,570 (2 BR), $2,120 (3 BR) and $2,510 (4 BR) a month.
What is the Section 8 payment standard in 95385?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95385 that range is $1,413 to $1,727 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 95385?
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.