FY2027 Small Area FMR · Grass Valley, CA

ZIP 95949 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95949 (Grass Valley, CA) is $2,080 a month, up 3.5% from FY2026. That is 10% above the Nevada County, CA area-wide FMR of $1,885.

2-bedroom SAFMR$2,080per month ▲ 3.5%

Area-wide 2 BR FMR$1,885Nevada County, CA

Rank in the area5thof 17 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,872

2 BR Small Area FMR$2,080

110% of SAFMR$2,288

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

Studio$1,450▼ 4.6%

1 BR$1,590▲ 3.9%

2 BR$2,080▲ 3.5%

3 BR$2,880▲ 2.9%

4 BR$3,480▲ 3.3%

FY2027 FY2026

Where 95949 sits in the Nevada County, CA area

Of the 17 ZIP codes HUD lists for the area, 95949 has the 5th highest two-bedroom Small Area FMR. Nevada 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 $1,885 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,080 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	$1,450	$1,305 – $1,595	$1,313	$1,520
1 bedroom	$1,590	$1,431 – $1,749	$1,441	$1,530
2 bedrooms	$2,080	$1,872 – $2,288	$1,885	$2,010
3 bedrooms	$2,880	$2,592 – $3,168	$2,610	$2,800
4 bedrooms	$3,480	$3,132 – $3,828	$3,151	$3,370

A household renting a two-bedroom home at the Small Area FMR of $2,080 needs about $83,200 a year to keep housing costs at 30% of income. The area median family income is $140,400 and the 80% low-income limit for four people is $100,100. ZIP code 95949 lies mainly in Nevada County. See the Nevada County, CA county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
95602	Auburn	7.7 mi	$2,070
95722	Meadow Vista	8.2 mi	$2,350
95975	Rough And Ready	8.6 mi	$1,640
95946	Penn Valley	8.8 mi	$2,400
95736	Weimar	9.5 mi	$2,680
95977	Smartsville	9.9 mi	$2,040

Questions

What is the Fair Market Rent for ZIP code 95949?

HUD's FY2027 Small Area Fair Market Rents for 95949 are $1,450 (studio), $1,590 (1 BR), $2,080 (2 BR), $2,880 (3 BR) and $3,480 (4 BR) a month.

What is the Section 8 payment standard in 95949?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95949 that range is $1,872 to $2,288 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 95949?

The FY2026 income limits of the Nevada County, CA area apply: median family income $140,400, low-income (80%) limit $100,100 for a family of four.