High-FMR payment standards - Modesto, CA MSA
HUD FY2026 2-BR Fair Market Rent for Modesto, CA MSA is $1,758/month - 84th percentile of 396 published metro FMR areas (#332 cheapest→expensive) ; voucher vs ACS median: 24.1% above market ; FMR rows touch Stanislaus County .
Expensive rung: who shares Modesto, CA MSA's FMR tier
Near-amount peers: Port St. Lucie, FL MSA ($1,757), Ithaca, NY MSA ($1,753), Raleigh-Cary, NC MSA ($1,750) .
For scale, bottom-quartile published amounts include Mobile, AL MSA, Morehouse Parish, LA HUD Metro FMR Area, Montgomery, AL MSA, McHenry County, ND HUD Metro FMR Area, Morgantown, WV MSA, Muncie, IN MSA - those metros are not substitutes for lease-up planning in Modesto, CA MSA.
CA-state FMR neighbors for Modesto, CA MSA
Closest 2-BR amounts inside CA: Stockton-Lodi, CA MSA ($1,742); Fresno, CA HUD Metro FMR Area ($1,664); Chico, CA MSA ($1,625); Redding, CA MSA ($1,590); Yuba City, CA MSA ($1,550); Merced, CA MSA ($1,503); Bakersfield-Delano, CA MSA ($1,483); Visalia, CA MSA ($1,474) . Alphabetical “nearby” lists are intentionally not used here - amount proximity is the comparison that matters for payment standards.
What are the HUD FY2026 bedroom FMRs for Modesto, CA MSA?
| Size | HUD FMR |
|---|---|
| Studio | $1,255/mo |
| 1-BR | $1,356/mo |
| 2-BR | $1,758/mo |
| 3-BR | $2,442/mo |
| 4-BR | $2,823/mo |
Section 8 payment standard range for Modesto, CA MSA
HUD lets each Public Housing Authority set its payment standard between 90% and 110% of the published Fair Market Rent for the bedroom size served. These dollar amounts are derived from HUD FY2026 FMR for Modesto, CA MSA; your PHA may choose a figure inside this band. This is not a quote for a specific unit, availability, or waitlist status.
| Size | HUD FMR | 90% floor | 110% ceiling |
|---|---|---|---|
| Studio | $1,255/mo | $1,130/mo | $1,381/mo |
| 1-BR | $1,356/mo | $1,220/mo | $1,492/mo |
| 2-BR | $1,758/mo | $1,582/mo | $1,934/mo |
| 3-BR | $2,442/mo | $2,198/mo | $2,686/mo |
| 4-BR | $2,823/mo | $2,541/mo | $3,105/mo |
For a 2-bedroom in Modesto, CA MSA, the HUD reference rent is $1,758/month, so the lawful payment-standard band runs $1,582–$1,934/month before any tenant income share.
HUD FMR filing-year trail · Modesto, CA MSA
Published two-bedroom Fair Market Rent for this HUD area across FY2022-2026. Year-over-year deltas compare adjacent fiscal years only. This is a historical HUD reference-rent series, not a PHA payment standard, unit quote, availability, eligibility, or waitlist result.
- Latest 2-BR
- $1,758
- FY2026
- vs prior FY
- +12.3%
- from FY2025 $1,566
- Span change
- +40.6%
- FY2022-2026
- Years shown
- 5
- HUD FMR history
| FY | 2-BR FMR | YoY |
|---|---|---|
| 2022 | $1,250/mo | - |
| 2023 | $1,365/mo | +9.2% |
| 2024 | $1,528/mo | +11.9% |
| 2025 | $1,566/mo | +2.5% |
| 2026 | $1,758/mo | +12.3% |
Source: HUD USER Fair Market Rents historical series for Modesto, CA MSA, FY2022-2026. Adjacent-year deltas only.
ACS median 2-BR rent $1,416/mo → 24.1% above market (generous). Detail: gap analysis for Modesto, CA MSA.
CA agencies near this metro's scale key
Housing authorities in CA whose HCV caseload sits closest to a CBSA-stable scale target (not the statewide giants list - that list was identical across siblings):
- Housing Authority of the City of Encinitas
- Housing Authority of the City of Hawaiian Gardens
- Housing Authority of the City of Calexico
- Lake County Housing Commission
- Needles Housing Authority
- SUISUN CITY HOUSING AUTHORITY
- Housing Authority of the City of Port Hueneme
- City of Sacramento Housing Authority
- City of South San Francisco Housing Authority
- Housing Authority of the City of Eureka
Full near-amount ladder
- Port St. Lucie, FL MSA · $1,757
- Ithaca, NY MSA · $1,753
- Raleigh-Cary, NC MSA · $1,750
- Fitchburg-Leominster, MA HUD Metro FMR Area · $1,749
- Broadwater County, MT HUD Metro FMR Area · $1,748
- Salt Lake City, UT HUD Metro FMR Area · $1,747
- Martin County, TX HUD Metro FMR Area · $1,772
- Stockton-Lodi, CA MSA · $1,742
- Chicago-Joliet-Naperville, IL HUD Metro FMR Area · $1,781
- Colorado Springs, CO HUD Metro FMR Area · $1,735
- Las Vegas-Henderson-North Las Vegas, NV MSA · $1,735
- Springfield, MA MSA · $1,734
What to do with this FMR desk
Modesto, CA HUD FY2026 2-BR FMR is $1,758/mo; use the schedule as a source desk, not a lease quote.
- Read the FY2022-2026 filing trail (+40.6% across the span) before comparing peers. FMR history on this page
- Open the voucher-vs-market gap board for this CBSA (24.1% above market). Metro gap page
- Confirm how PHAs may set payment standards at 90-110% of FMR, and why the two figures are not interchangeable. FMR vs payment standard
FMR is HUD's published Fair Market Rent for this FMR area. It is not a PHA payment standard, unit quote, eligibility result, or waitlist status. Confirm any leasing figure with the PHA that serves the unit.
Source: HUD USER Fair Market Rent (FY2026) ; Census ACS median gross rent. Confirm the live PHA figure before leasing. Methodology.
Verify with HUD → · Verify with U.S. Census Bureau → · Set a September HUD update reminder