Rent by ZIP · Stanislaus County
Rent in Waterford, CA 95386
HUD's FY2027 Small Area Fair Market Rent for a 2-bedroom here is $1,780 (+2.9% vs FY2026). Renters in this ZIP code pay a median $1,593 a month, including utilities.
Rent by number of bedrooms
| Size | SAFMR FY2027 | FY2026 | Change | Typical voucher range | Census median rent |
|---|---|---|---|---|---|
| Studio | $1,260 | $1,240 | +1.6% | $1,134–1,386 | – |
| 1 bedroom | $1,360 | $1,330 | +2.3% | $1,224–1,496 | – |
| 2 bedrooms | $1,780 | $1,730 | +2.9% | $1,602–1,958 | $1,256 ±$287 |
| 3 bedrooms | $2,380 | $2,400 | -0.8% | $2,142–2,618 | $1,744 ±$191 |
| 4 bedrooms | $2,790 | $2,780 | +0.4% | $2,511–3,069 | $1,218 ±$1,155 |
Small Area FMRs for the Modesto, CA MSA. Fair Market Rents include utilities. The voucher range is the typical 90–110% band; your housing authority sets the actual payment standard.
Area-wide FMR for Modesto, CA MSA, 2 bedrooms: $1,803.
What renters pay in 95386
How rents are spread
Share of renter households paying cash rent, by monthly gross rent (rent plus utilities).
Nearby ZIP codes
| ZIP | Place | 2-bedroom FMR | Census median, 2 bedrooms |
|---|---|---|---|
| 95385 | Vernalis | $1,570 | – |
| 95387 | Westley | $1,590 | – |
| 95388 | Winton | $1,360 | $1,046 |
| 95383 | Twain Harte | $2,070 | $2,015 |
| 95389 | Yosemite National Park | $1,490 | $1,234 |
| 95382 | Turlock | $2,020 | $1,673 |
Fair Market Rents across Stanislaus County, CA · All CA counties · What is Fair Market Rent?
Sources: HUD Small Area and county Fair Market Rents, FY2027 (effective October 1, 2026); U.S. Census Bureau, 2020–2024 ACS 5-year estimates. Census figures are survey estimates (±90% margin of error) and trail today's market. Place name from GeoNames. About the data.