FMR is below market; voucher rent may lag private rents.
0.87
1 BR
1 BR
0.87ratio
FMR$2,290
Market$2,640
vs market-$350
FMR is below market; voucher rent may lag private rents.
0.87
2 BR
2 BR
0.88ratio
FMR$2,810
Market$3,200
vs market-$390
FMR is below market; voucher rent may lag private rents.
0.88
3 BR
3 BR
1.03ratio
FMR$3,600
Market$3,490
vs market+$110
FMR is near market; voucher and private rents are aligned.
1.03
4 BR
4 BR
1.16ratio
FMR$4,260
Market$3,660
vs market+$600
FMR is above market; underwrite to market rent.
1.16
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
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ZIP 94712 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94712 (Berkeley, CA) is $2,810 a month. That is down 3.8% from $2,920 in FY 2026. Berkeley is in the Oakland-Fremont, CA HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $2,805. Among 63 ZIP codes in Alameda County, 94712 is tied for the 31st-highest two-bedroom rent (county range $2,630–$3,830). The median county two-bedroom FMR in California is $1,725, so ZIP 94712 is 63% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 94712
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$2,150
$2,090
−2.8%
$1,881–$2,299
1BR
$2,390
$2,290
−4.2%
$2,061–$2,519
2BR
$2,920
$2,810
−3.8%
$2,529–$3,091
3BR
$3,730
$3,600
−3.5%
$3,240–$3,960
4BR
$4,430
$4,260
−3.8%
$3,834–$4,686
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 94712
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$2,090
$2,290
$2,810
$3,600
$4,260
FY 2026
$2,150
$2,390
$2,920
$3,730
$4,430
FY 2025
$1,940
$2,200
$2,680
$3,430
$4,070
FY 2024
$1,820
$2,130
$2,590
$3,340
$3,950
FY 2023
$1,650
$1,970
$2,400
$3,140
$3,700
Two-bedroom rent in nearby Alameda County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 94712?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,805, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,525 to $3,086 a month; under the ZIP-level Small Area FMR of $2,810 it would be $2,529 to $3,091. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is ZIP 94712 in?
ZIP 94712 is in the Oakland-Fremont, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,805.
How much did fair market rent change in ZIP 94712 for FY 2027?
The two-bedroom FMR fell 3.8%, from $2,920 in FY 2026 to $2,810 in FY 2027. Since FY 2023 it has risen 17.1%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set