FY2027 Small Area FMR · Middletown, CA
ZIP 95461 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95461 (Middletown, CA) is $2,990 a month, up 18.7% from FY2026. That is 11% below the Napa, CA area-wide FMR of $3,375.
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 95461 sits in the Napa, CA area
Of the 16 ZIP codes HUD lists for the area, 95461 has the 11th highest two-bedroom Small Area FMR. Napa, 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 $3,375 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,990 for this ZIP code instead.
ZIP code 95461 crosses more than one HUD area. HUD also lists it under Lake County, 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 | $2,060 | $1,854 – $2,266 | $2,350 | $1,760 |
| 1 bedroom | $2,280 | $2,052 – $2,508 | $2,580 | $1,920 |
| 2 bedrooms | $2,990 | $2,691 – $3,289 | $3,375 | $2,520 |
| 3 bedrooms | $3,800 | $3,420 – $4,180 | $4,201 | $3,370 |
| 4 bedrooms | $4,450 | $4,005 – $4,895 | $5,094 | $3,890 |
A household renting a two-bedroom home at the Small Area FMR of $2,990 needs about $119,600 a year to keep housing costs at 30% of income. The area median family income is $165,400 and the 80% low-income limit for four people is $140,950. ZIP code 95461 lies mainly in Lake County. See the Napa, 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 95461?
HUD's FY2027 Small Area Fair Market Rents for 95461 are $2,060 (studio), $2,280 (1 BR), $2,990 (2 BR), $3,800 (3 BR) and $4,450 (4 BR) a month.
What is the Section 8 payment standard in 95461?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95461 that range is $2,691 to $3,289 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 95461?
The FY2026 income limits of the Napa, CA area apply: median family income $165,400, low-income (80%) limit $140,950 for a family of four.