FMR is near market; voucher and private rents are aligned.
1.03
3 BR
3 BR
0.98ratio
FMR$4,390
Market$4,500
vs market-$110
FMR is near market; voucher and private rents are aligned.
0.98
4 BR
4 BR
0.86ratio
FMR$4,690
Market$5,430
vs market-$740
FMR is below market; voucher rent may lag private rents.
0.86
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 95009 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95009 (Campbell, CA) is $3,270 a month. That is down 6.0% from $3,480 in FY 2026. Campbell is in the San Jose-Sunnyvale-Santa Clara, CA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 101 ZIP codes in Santa Clara County, 95009 is tied for the 36th-highest two-bedroom rent (county range $2,290–$4,480). The median county two-bedroom FMR in California is $1,725, so ZIP 95009 is 90% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 95009
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$2,620
$2,460
−6.1%
$2,214–$2,706
1BR
$2,980
$2,780
−6.7%
$2,502–$3,058
2BR
$3,480
$3,270
−6.0%
$2,943–$3,597
3BR
$4,600
$4,390
−4.6%
$3,951–$4,829
4BR
$5,010
$4,690
−6.4%
$4,221–$5,159
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 95009
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$2,460
$2,780
$3,270
$4,390
$4,690
FY 2026
$2,620
$2,980
$3,480
$4,600
$5,010
FY 2025
$2,610
$2,980
$3,450
$4,480
$4,880
FY 2024
$2,380
$2,690
$3,130
$4,010
$4,420
FY 2023
$2,220
$2,510
$2,940
$3,750
$4,200
Two-bedroom rent in nearby Santa Clara County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 95009?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,270, that basic range is $2,943 to $3,597 a month. 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 95009 in?
ZIP 95009 is in the San Jose-Sunnyvale-Santa Clara, CA HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.
How much did fair market rent change in ZIP 95009 for FY 2027?
The two-bedroom FMR fell 6.0%, from $3,480 in FY 2026 to $3,270 in FY 2027. Since FY 2023 it has risen 11.2%.
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