FY2027 Small Area FMR · Smartsville, CA
ZIP 95977 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 95977 (Smartsville, CA) is $2,040 a month, up 3.6% from FY2026. That is 27% above the Yuba City, CA area-wide FMR of $1,600.
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 95977 sits in the Yuba City, CA area
Of the 33 ZIP codes HUD lists for the area, 95977 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.
ZIP code 95977 crosses more than one HUD area. HUD also lists it under Nevada 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 | $1,440 | $1,296 – $1,584 | $1,159 | $1,490 |
| 1 bedroom | $1,620 | $1,458 – $1,782 | $1,367 | $1,550 |
| 2 bedrooms | $2,040 | $1,836 – $2,244 | $1,600 | $1,970 |
| 3 bedrooms | $2,820 | $2,538 – $3,102 | $2,216 | $2,750 |
| 4 bedrooms | $3,400 | $3,060 – $3,740 | $2,674 | $3,310 |
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 95977 lies mainly in Yuba County and Nevada County. See the Yuba City, CA metro page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 95977?
HUD's FY2027 Small Area Fair Market Rents for 95977 are $1,440 (studio), $1,620 (1 BR), $2,040 (2 BR), $2,820 (3 BR) and $3,400 (4 BR) a month.
What is the Section 8 payment standard in 95977?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 95977 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 95977?
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.