FY2027 Small Area FMR · Modesto, CA

ZIP 95397 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95397 (Modesto, CA) is $1,800 a month, up 2.3% from FY2026. That is 0% equal to the Modesto, CA area-wide FMR of $1,803.

2-bedroom SAFMR$1,800per month ▲ 2.3%

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

Rank in the area13thof 34 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,620

2 BR Small Area FMR$1,800

110% of SAFMR$1,980

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

Studio$1,270▲ 0.8%

1 BR$1,380▲ 1.5%

2 BR$1,800▲ 2.3%

3 BR$2,410▼ 1.2%

4 BR$2,820▼ 0.4%

FY2027 FY2026

Where 95397 sits in the Modesto, CA area

Of the 34 ZIP codes HUD lists for the area, 95397 has the 13th 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 $1,800 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	$1,270	$1,143 – $1,397	$1,276	$1,260
1 bedroom	$1,380	$1,242 – $1,518	$1,378	$1,360
2 bedrooms	$1,800	$1,620 – $1,980	$1,803	$1,760
3 bedrooms	$2,410	$2,169 – $2,651	$2,410	$2,440
4 bedrooms	$2,820	$2,538 – $3,102	$2,827	$2,830

A household renting a two-bedroom home at the Small Area FMR of $1,800 needs about $72,000 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 95397 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
95350	Modesto	1.2 mi	$1,790
95351	Modesto	2.5 mi	$1,620
95354	Modesto	3.2 mi	$1,730
95355	Modesto	4.1 mi	$1,950
95356	Modesto	4.3 mi	$2,060
95368	Salida	5.3 mi	$2,380

Questions

What is the Fair Market Rent for ZIP code 95397?

HUD's FY2027 Small Area Fair Market Rents for 95397 are $1,270 (studio), $1,380 (1 BR), $1,800 (2 BR), $2,410 (3 BR) and $2,820 (4 BR) a month.

What is the Section 8 payment standard in 95397?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95397 that range is $1,620 to $1,980 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 95397?

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.