FY2027 Small Area FMR · Nice, CA

ZIP 95464 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95464 (Nice, CA) is $1,400 a month, down 7.9% from FY2026. That is 13% below the Lake County, CA area-wide FMR of $1,616.

2-bedroom SAFMR$1,400per month ▼ 7.9%

Area-wide 2 BR FMR$1,616Lake County, CA

Rank in the area15thof 16 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,260

2 BR Small Area FMR$1,400

110% of SAFMR$1,540

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

Studio$1,070▼ 7.0%

1 BR$1,070▼ 7.8%

2 BR$1,400▼ 7.9%

3 BR$1,940▼ 8.1%

4 BR$2,350▼ 7.8%

FY2027 FY2026

Where 95464 sits in the Lake County, CA area

Of the 16 ZIP codes HUD lists for the area, 95464 has the 15th highest two-bedroom Small Area FMR. Lake County, 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 $1,616 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,400 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	$1,070	$963 – $1,177	$1,233	$1,150
1 bedroom	$1,070	$963 – $1,177	$1,235	$1,160
2 bedrooms	$1,400	$1,260 – $1,540	$1,616	$1,520
3 bedrooms	$1,940	$1,746 – $2,134	$2,238	$2,110
4 bedrooms	$2,350	$2,115 – $2,585	$2,701	$2,550

A household renting a two-bedroom home at the Small Area FMR of $1,400 needs about $56,000 a year to keep housing costs at 30% of income. The area median family income is $72,400 and the 80% low-income limit for four people is $77,700. ZIP code 95464 lies mainly in Lake County. See the Lake County, CA county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
95458	Lucerne	6.0 mi	$1,440
95443	Glenhaven	7.3 mi	$1,470
95493	Witter Springs	7.5 mi	$1,420
95453	Lakeport	7.5 mi	$1,460
95485	Upper Lake	7.8 mi	$1,400
95435	Finley	8.4 mi	$1,620

Questions

What is the Fair Market Rent for ZIP code 95464?

HUD's FY2027 Small Area Fair Market Rents for 95464 are $1,070 (studio), $1,070 (1 BR), $1,400 (2 BR), $1,940 (3 BR) and $2,350 (4 BR) a month.

What is the Section 8 payment standard in 95464?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95464 that range is $1,260 to $1,540 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 95464?

The FY2026 income limits of the Lake County, CA area apply: median family income $72,400, low-income (80%) limit $77,700 for a family of four.