FMR is near market; voucher and private rents are aligned.
1.01
1 BR
1 BR
0.94ratio
FMR$2,280
Market$2,430
vs market-$150
FMR is near market; voucher and private rents are aligned.
0.94
2 BR
2 BR
0.87ratio
FMR$2,790
Market$3,210
vs market-$420
FMR is below market; voucher rent may lag private rents.
0.87
3 BR
3 BR
0.92ratio
FMR$3,570
Market$3,890
vs market-$320
FMR is near market; voucher and private rents are aligned.
0.92
4 BR
4 BR
0.89ratio
FMR$4,230
Market$4,750
vs market-$520
FMR is below market; voucher rent may lag private rents.
0.89
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 94850 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94850 (Richmond, CA) is $2,790 a month. That is down 4.1% from $2,910 in FY 2026. Richmond 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 49 ZIP codes in Contra Costa County, 94850 is tied for the 24th-highest two-bedroom rent (county range $2,630–$3,650). The median county two-bedroom FMR in California is $1,725, so ZIP 94850 is 62% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 94850
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$2,140
$2,080
−2.8%
$1,872–$2,288
1BR
$2,380
$2,280
−4.2%
$2,052–$2,508
2BR
$2,910
$2,790
−4.1%
$2,511–$3,069
3BR
$3,720
$3,570
−4.0%
$3,213–$3,927
4BR
$4,410
$4,230
−4.1%
$3,807–$4,653
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 94850
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$2,080
$2,280
$2,790
$3,570
$4,230
FY 2026
$2,140
$2,380
$2,910
$3,720
$4,410
FY 2025
$1,940
$2,200
$2,680
$3,430
$4,070
FY 2024
$1,830
$2,140
$2,600
$3,350
$3,970
FY 2023
$1,660
$1,970
$2,410
$3,150
$3,710
Two-bedroom rent in nearby Contra Costa County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 94850?
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 $2,790 it would be $2,511 to $3,069. 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 94850 in?
ZIP 94850 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 94850 for FY 2027?
The two-bedroom FMR fell 4.1%, from $2,910 in FY 2026 to $2,790 in FY 2027. Since FY 2023 it has risen 15.8%.
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