FY2027 Small Area FMR · Thornton, CA

ZIP 95686 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95686 (Thornton, CA) is $1,190 a month, down 9.2% from FY2026. That is 41% below the Stockton-Lodi, CA area-wide FMR of $2,015.

2-bedroom SAFMR$1,190per month ▼ 9.2%

Area-wide 2 BR FMR$2,015Stockton-Lodi, CA

Rank in the area46thof 47 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,071

2 BR Small Area FMR$1,190

110% of SAFMR$1,309

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

Studio$900▼ 1.1%

1 BR$960▼ 5.9%

2 BR$1,190▼ 9.2%

3 BR$1,660▼ 9.8%

4 BR$2,000▼ 9.9%

FY2027 FY2026

Where 95686 sits in the Stockton-Lodi, CA area

Of the 47 ZIP codes HUD lists for the area, 95686 has the 46th highest two-bedroom Small Area FMR. Stockton-Lodi, 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 $2,015 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,190 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	$900	$810 – $990	$1,525	$910
1 bedroom	$960	$864 – $1,056	$1,628	$1,020
2 bedrooms	$1,190	$1,071 – $1,309	$2,015	$1,310
3 bedrooms	$1,660	$1,494 – $1,826	$2,790	$1,840
4 bedrooms	$2,000	$1,800 – $2,200	$3,368	$2,220

A household renting a two-bedroom home at the Small Area FMR of $1,190 needs about $47,600 a year to keep housing costs at 30% of income. The area median family income is $108,100 and the 80% low-income limit for four people is $86,500. ZIP code 95686 lies mainly in San Joaquin County. See the Stockton-Lodi, CA county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
95641	Isleton	4.0 mi	$1,390
95690	Walnut Grove	6.1 mi	$1,670
95680	Ryde	6.8 mi	$1,760
95242	Lodi	7.5 mi	$2,300
95219	Stockton	7.6 mi	$2,270
94511	Bethel Island	11.0 mi	$2,630

Questions

What is the Fair Market Rent for ZIP code 95686?

HUD's FY2027 Small Area Fair Market Rents for 95686 are $900 (studio), $960 (1 BR), $1,190 (2 BR), $1,660 (3 BR) and $2,000 (4 BR) a month.

What is the Section 8 payment standard in 95686?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95686 that range is $1,071 to $1,309 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 95686?

The FY2026 income limits of the Stockton-Lodi, CA area apply: median family income $108,100, low-income (80%) limit $86,500 for a family of four.