Section 8 Rent in ZIP 94086
FY2027 Small Area Fair Market Rent for ZIP 94086 in Santa Clara County, California: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in California.
What does the HUD rent benchmark measure in ZIP 94086?
HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $3,070 for a one-bedroom and $3,610 for a two-bedroom in ZIP 94086. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.
What changed from FY2026 to FY2027 in ZIP 94086
HUD's two-bedroom Small Area Fair Market Rent for ZIP 94086 fell from $3,870 in FY2026 to $3,610 in FY2027, a change of -$260 a month (-6.7%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $2,910 | $2,710 | -$200 (-6.9%) |
| 1-bedroom | $3,310 | $3,070 | -$240 (-7.3%) |
| 2-bedroom | $3,870 | $3,610 | -$260 (-6.7%) |
| 3-bedroom | $5,110 | $4,850 | -$260 (-5.1%) |
| 4-bedroom | $5,570 | $5,170 | -$400 (-7.2%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in ZIP 94086? Under standard HCV rules, a lower payment standard does not cut your subsidy right away. Moving to Work agencies may use different policies. The housing authority may keep your current payment standard for as long as you stay in the same unit. If it decides to lower it, the reduction cannot start sooner than two years after the decrease takes effect, and only after it sends you the required notice (24 CFR 982.505(c)(3)). Families who are new to the program, or who move to a different unit, get the schedule in effect at that time.
Source: HUD Small Area Fair Market Rents, FY2026 and FY2027, huduser.gov.
Illustration: 90% to 110% of the HUD benchmark (2 BR)
These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.
Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.
ZIP vs county FMR (2 BR)
ZIP 94086 at $3,610 is $338 higher than the Santa Clara County county-wide 2 BR FMR of $3,272. This is a comparison of HUD benchmarks. It does not establish the agency's adopted standard or the assistance available to a particular household.
Can a landlord refuse Section 8 in ZIP 94086?
No. California law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in ZIP 94086. 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.
Housing authorities serving Santa Clara County
Santa Clara County Housing Authority
San Jose · PHA code CA059
12,606 Section 8 unitsHousing Authority of the City of San Jose
San Jose · PHA code CA056
6,791 Section 8 units
These agencies are listed for the county. Confirm jurisdiction for the exact address and, if you already have a voucher, which agency will administer the proposed move.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in ZIP 94086?
- For ZIP 94086 in Santa Clara County, CA, the FY2027 two-bedroom Small Area Fair Market Rent is $3,610 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $3,250 to $3,970. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
- What are the FY2027 HUD rent benchmarks for ZIP 94086?
- HUD's FY2027 Small Area Fair Market Rent for ZIP 94086, by bedroom size: studio $2,710, 1-bedroom $3,070, 2-bedroom $3,610, 3-bedroom $4,850, 4-bedroom $5,170. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
- Which housing authority covers ZIP 94086?
- Agencies listed for Santa Clara County include Santa Clara County Housing Authority, Housing Authority of the City of San Jose. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.
Find Section 8 apartments in ZIP 94086
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Landlord and investor tools for Santa Clara County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Santa Clara County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for California ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in CaliforniaExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in CaliforniaMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
SAFMR data published by HUD for FY2027. ZIP 94086 maps to Santa Clara County, CA · FIPS 06085. Investors can run these numbers in the RentalCalcs voucher analyzer.