Section 8 in Modesto, CA: Rent Limits and Housing Authorities
Modesto, CA metro area. FY2026 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
HUD-published metro FMR for FY2026, in effect from October 1, 2025. Payment standards, the amount a PHA actually pays, are set between 90% and 110% of FMR at each PHA's discretion.
| Bedrooms | FMR | Payment standard (90 to 110%) |
|---|---|---|
| Efficiency (studio) | $1,255 | $1,130 to $1,381 |
| 1-bedroom | $1,356 | $1,220 to $1,492 |
| 2-bedroom | $1,758 | $1,582 to $1,934 |
| 3-bedroom | $2,442 | $2,198 to $2,686 |
| 4-bedroom | $2,823 | $2,541 to $3,105 |
Example: at 100% of FMR, a 2-bedroom voucher in Modesto covers up to $1,758 in gross rent, before the tenant's utility allowance. Across the full range a PHA may set: $1,582 to $1,934.
FY2027 rent limits in Modesto: what changes on October 1, 2026
HUD's two-bedroom Fair Market Rent for the Modesto, CA metro rises from $1,758 in FY2026 to $1,803 in FY2027, a change of +$45 a month (+2.6%). FY2027 figures take effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,255 | $1,276 | +$21 (+1.7%) |
| 1-bedroom | $1,356 | $1,378 | +$22 (+1.6%) |
| 2-bedroom | $1,758 | $1,803 | +$45 (+2.6%) |
| 3-bedroom | $2,442 | $2,410 | -$32 (-1.3%) |
| 4-bedroom | $2,823 | $2,827 | +$4 (+0.1%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard, normally between 90% and 110% of the published figure. When a new one pushes the old schedule outside that range, the authority has up to three months after the effective date to publish a new one (24 CFR 982.503). Until it does, the old payment standards still apply, so call the authority before you rely on the new number.
Already renting with a voucher in Modesto? Once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)).
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Modesto
2 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Stanislaus Regional Housing Authority
Modesto , CA · CA026 · 5,094 HCV units
2095572002 - Status unknown
Housing Authority of the City of Riverbank
Riverbank , CA · CA017
2098694501
Can a landlord refuse Section 8 in Modesto, CA?
No. California law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in Modesto, CA. If you were turned away for having a voucher, that refusal may be illegal.
California FEHA source-of-income protection (SB 329 / Gov. Code 12955)
Statewide: landlords may not refuse Section 8/HCV vouchers as a source of income.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Modesto metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Modesto?
- In the Modesto, CA metro, the FY2026 two-bedroom Fair Market Rent is $1,758 per month. A housing authority usually sets its Section 8 payment standard between 90% and 110% of that, roughly $1,582 to $1,934 in gross rent before the tenant's utility allowance.
- What are the FY2026 Fair Market Rents in Modesto?
- HUD's FY2026 Fair Market Rents for the Modesto, CA metro, by bedroom size: studio $1,255, 1-bedroom $1,356, 2-bedroom $1,758, 3-bedroom $2,442, 4-bedroom $2,823. Section 8 payment standards are based on these figures.
- Did Section 8 rent limits change in Modesto for FY2027?
- The two-bedroom Fair Market Rent for the Modesto, CA metro goes from $1,758 in FY2026 to $1,803 in FY2027, an increase of $45 a month. FY2027 Fair Market Rents take effect on October 1, 2026. Housing authorities set their own payment standards from that figure and have up to three months to update them, so confirm the current amount with the authority that covers the address.
- How do I apply for Section 8 in Modesto?
- Section 8 in Modesto is administered by Stanislaus Regional Housing Authority, Housing Authority of the City of Riverbank. Apply through the authority whose jurisdiction covers the address, as each runs its own waitlist. Once you have a voucher, search voucher-friendly units and apply on VoucherMatch.
Find Section 8 apartments in Modesto
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. Landlords: listings here reach applicants whose voucher already covers the rent above.
Other Section 8 markets in CA
Rent limits from HUD FY2026 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.