FY2027 Small Area FMR · Nicolaus, CA

ZIP 95659 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95659 (Nicolaus, CA) is $2,040 a month, up 36.0% from FY2026. That is 27% above the Yuba City, CA area-wide FMR of $1,600.

2-bedroom SAFMR$2,040per month ▲ 36.0%

Area-wide 2 BR FMR$1,600Yuba City, CA

Rank in the area4thof 33 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,836

2 BR Small Area FMR$2,040

110% of SAFMR$2,244

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

Studio$1,500▲ 32.7%

1 BR$1,720▲ 39.8%

2 BR$2,040▲ 36.0%

3 BR$2,810▲ 34.4%

4 BR$3,330▲ 32.1%

FY2027 FY2026

Where 95659 sits in the Yuba City, CA area

Of the 33 ZIP codes HUD lists for the area, 95659 has the 4th highest two-bedroom Small Area FMR. Yuba City, 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 $1,600 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,040 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	$1,500	$1,350 – $1,650	$1,159	$1,130
1 bedroom	$1,720	$1,548 – $1,892	$1,367	$1,230
2 bedrooms	$2,040	$1,836 – $2,244	$1,600	$1,500
3 bedrooms	$2,810	$2,529 – $3,091	$2,216	$2,090
4 bedrooms	$3,330	$2,997 – $3,663	$2,674	$2,520

A household renting a two-bedroom home at the Small Area FMR of $2,040 needs about $81,600 a year to keep housing costs at 30% of income. The area median family income is $101,900 and the 80% low-income limit for four people is $81,500. ZIP code 95659 lies mainly in Sutter County. See the Yuba City, CA metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
95668	Pleasant Grove	4.2 mi	$2,420
95676	Robbins	7.5 mi	$1,650
95674	Rio Oso	9.0 mi	$1,420
95626	Elverta	9.4 mi	$2,030
95837	Sacramento	10.4 mi	$2,130
95991	Yuba City	10.5 mi	$1,650

Questions

What is the Fair Market Rent for ZIP code 95659?

HUD's FY2027 Small Area Fair Market Rents for 95659 are $1,500 (studio), $1,720 (1 BR), $2,040 (2 BR), $2,810 (3 BR) and $3,330 (4 BR) a month.

What is the Section 8 payment standard in 95659?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95659 that range is $1,836 to $2,244 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 95659?

The FY2026 income limits of the Yuba City, CA area apply: median family income $101,900, low-income (80%) limit $81,500 for a family of four.