HUD FY2026 · ACS 2019–2023 generous top-quartile

High-rent metro gap - Modesto, CA MSA

Displayed gap in Modesto, CA MSA: +24.1% (HUD $1,758 vs ACS $1,416) · counties in FMR rows: Stanislaus County .

FMR gap dispatch plate

CBSA 33700 · Modesto, CA -24.1% shortfall

GAP-GENEROUS · FMR-TOP · SPREAD-PLUS · PHOTO-FINISH · COUNTY-SPARSE · BOOK-FULL

  • GAP-GENEROUS 24.1% surplus
  • FMR-TOP #332/396 · P84
  • SPREAD-PLUS +$342
  • PHOTO-FINISH Napa
  • COUNTY-SPARSE 1 county
  • BOOK-FULL HUD+ACS pair

Nearest shortfall peer: Napa, CA Metro Area (+0.0pp)

HUD's reference overshoots the ACS median by $342/mo. Lease-up odds are usually better than in shortfall markets, though still compare Napa, CA Metro Area before assuming portability helps.

Instrument codes from this metro’s HUD FMR vs ACS shortfall band, national FMR quartile, dollar spread, gap peer, county footprint, and book completeness, not a moving recommendation.

Shortfall neighbourhood around Modesto, CA

Metros nearest this CBSA on voucher-vs-market shortfall (HUD FMR vs ACS 2-BR median). Full ladder: /gap/.

% shortfall
Source HUD USER FMR + Census ACS median gross rent As of 2026-08-25

How does Modesto, CA compare with nearby FMR areas?

These are the twelve metros closest to Modesto, CA on the displayed voucher-vs-market margin. Their county lists are HUD FMR-area coverage, not a claim that the markets are interchangeable.

  1. Napa, CA Metro Area

    -24.1% shortfall · HUD $2,773 vs ACS $2,234 · $+$539/mo

    HUD FMR-area counties: Napa County.

  2. Canton-Massillon, OH Metro Area

    -24.1% shortfall · HUD $1,086 vs ACS $875 · $+$211/mo

    HUD FMR-area counties: Carroll County, Stark County.

  3. Panama City-Panama City Beach, FL Metro Area

    -24.2% shortfall · HUD $1,682 vs ACS $1,354 · $+$328/mo

    HUD FMR-area counties: Bay County.

  4. Ogden, UT Metro Area

    -24.3% shortfall · HUD $1,614 vs ACS $1,299 · $+$315/mo

    HUD FMR-area counties: Davis County, Morgan County, Weber County.

  5. Dallas-Fort Worth-Arlington, TX Metro Area

    -23.9% shortfall · HUD $1,931 vs ACS $1,558 · $+$373/mo

    HUD FMR-area counties: Collin County, Dallas County, Denton County, Ellis County, Hunt County, Kaufman County.

  6. Cincinnati, OH-KY-IN Metro Area

    -24.4% shortfall · HUD $1,353 vs ACS $1,088 · $+$265/mo

    HUD FMR-area counties: Boone County, Bracken County, Butler County, Campbell County, Clermont County, Dearborn County.

  7. Kankakee, IL Metro Area

    -24.4% shortfall · HUD $1,326 vs ACS $1,066 · $+$260/mo

    HUD FMR-area counties: Kankakee County.

  8. Oxnard-Thousand Oaks-Ventura, CA Metro Area

    -23.9% shortfall · HUD $2,693 vs ACS $2,174 · $+$519/mo

    HUD FMR-area counties: Ventura County.

  9. Spartanburg, SC Metro Area

    -23.8% shortfall · HUD $1,187 vs ACS $959 · $+$228/mo

    HUD FMR-area counties: Spartanburg County.

  10. Durham-Chapel Hill, NC Metro Area

    -23.7% shortfall · HUD $1,711 vs ACS $1,383 · $+$328/mo

    HUD FMR-area counties: Chatham County, Durham County, Orange County.

  11. Ocala, FL Metro Area

    -24.6% shortfall · HUD $1,373 vs ACS $1,102 · $+$271/mo

    HUD FMR-area counties: Marion County.

  12. Logan, UT-ID Metro Area

    -24.6% shortfall · HUD $1,241 vs ACS $996 · $+$245/mo

    HUD FMR-area counties: Cache County, Franklin County.

Source: HUD USER FY2026 Fair Market Rent area records and Census ACS 2019–2023 median gross rent.

CA FMR scale context

These are the closest FY2026 2-BR FMR values in CA; they help place this HUD reference on its state scale, but do not substitute for each metro’s ACS rent comparison.

  1. Stockton-Lodi, CA MSA $1,742 (−$16)
  2. Fresno, CA HUD Metro FMR Area $1,664 (−$94)
  3. Chico, CA MSA $1,625 (−$133)
  4. Redding, CA MSA $1,590 (−$168)
  5. Yuba City, CA MSA $1,550 (−$208)
  6. Merced, CA MSA $1,503 (−$255)
  7. Bakersfield-Delano, CA MSA $1,483 (−$275)
  8. Visalia, CA MSA $1,474 (−$284)
  9. Hanford-Corcoran, CA MSA $1,469 (−$289)
  10. Madera, CA MSA $1,376 (−$382)

Low-FMR contrast (scale only)

Mobile, AL MSA ($1,083 2-BR); Morehouse Parish, LA HUD Metro FMR Area ($834 2-BR); Montgomery, AL MSA ($1,016 2-BR); McHenry County, ND HUD Metro FMR Area ($1,000 2-BR) . Opposite-quartile FMR metros for scale, not gap substitutes for Modesto, CA MSA.

Modesto, CA MSA gap inputs

  • HUD 2-BR FMR (FY2026): $1,758/mo
  • ACS 2019–2023 2-BR median: $1,416/mo
  • Displayed gap: +24.1%
  • National FMR percentile: 84 (#332/396)

displayed % = (HUD 2-BR − ACS 2-BR median) / ACS median × 100

CA HCV agencies (scale-keyed)

Full payment standards for Modesto, CA MSA · Payment standards vs FMR

Source: HUD USER Fair Market Rent FY2026, Census ACS median gross rent. Gap is PlainVoucher-derived. Methodology.

Disclaimer. For informational purposes only, not a substitute for PHA counseling or legal advice. Median gross rent reflects rents paid by current tenants; asking rents for available units typically run higher. Actual PHA payment standards can differ from HUD FMR by ±10%. Always confirm the current payment standard with your PHA. PlainVoucher is not affiliated with HUD or any PHA.

Verify with HUD → · Verify with U.S. Census Bureau →

Source and method. PlainVoucher compiles public HUD and U.S. Census release data into a searchable reference. Release periods and source boundaries are identified on each data surface; PlainVoucher does not determine eligibility, waitlist status, payment standards, or local PHA rules. Read our editorial standards and corrections policy, methodology, or report a data error. Data current as of 2026-08-25.