Renting in Kings County, California: fair rents and Section 8

Fair market rent, 2 bedrooms: $1,512; a month, HUD, Fiscal year 2027; 43% less than in California
Typical rent: $1,331; a month, Census, Average 2020–2024; 35% less than in California
Wage needed: $29.08; an hour, 2 bedrooms; Or $60,480 a year, to spend no more than 30% of income on rent.
Rent-burdened households: 49%; spend 30% or more of income on rent; 12% less than in California

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) (external site) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)

Only here

Renting in Kings County: what sets it apart

What this place has that others do not, from public data, most unusual first.

At 54%, Kings County ranks 6th among the 58 counties in California for the lowest homeownership rate.

Sources: U.S. Census Bureau (Average 2020–2024).

Fair market rent

What HUD sets for each size

Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Kings County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.

The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)

According to Zillow (ZORI), the typical asking rent in Kings County was $1,937 a month in September 2026: 3.6% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Fair market rent and wage needed. To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size	Fair rent per month	Hourly wage	Income needed per year
Studio	$1,175	$22.60	$47,000
1 bedroom	$1,183	$22.75	$47,320
2 bedrooms	$1,512	$29.08	$60,480
3 bedrooms	$2,094	$40.27	$83,760
4 bedrooms	$2,467	$47.44	$98,680

HUD area: Hanford-Corcoran, CA MSA. Source: HUD, Fiscal year 2027

By ZIP code

The fair market rent for your ZIP code

HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 11 ZIP codes in Kings County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,330 in 93239 to $1,770 in 93245. 4 ZIP codes are above the county's fair market rent ($1,512).

Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)

Fair market rent by ZIP code, HUD area and size, Fiscal year 2027. A ZIP code that crosses a HUD area line appears once per area.

93202	Hanford-Corcoran, CA	$1,190	$1,200	$1,530	$2,120	$2,500
93204	Bakersfield-Delano, CA	$1,040	$1,050	$1,340	$1,860	$2,240
93204	Hanford-Corcoran, CA	$1,040	$1,050	$1,340	$1,860	$2,240
93212	Hanford-Corcoran, CA	$1,050	$1,060	$1,350	$1,870	$2,210
93212	Visalia, CA	$1,050	$1,060	$1,350	$1,870	$2,210
93230	Hanford-Corcoran, CA	$1,130	$1,140	$1,460	$2,020	$2,380
93230	Visalia, CA	$1,130	$1,140	$1,460	$2,020	$2,380
93239	Hanford-Corcoran, CA	$1,040	$1,050	$1,330	$1,840	$2,210
93245	Hanford-Corcoran, CA	$1,380	$1,380	$1,770	$2,450	$2,890
93246	Hanford-Corcoran, CA	$1,270	$1,270	$1,610	$2,230	$2,610
93266	Hanford-Corcoran, CA	$1,270	$1,280	$1,630	$2,260	$2,660

ZIP code 2 bd3 bd
93202 · Hanford-Corcoran, CA $1,530$2,120
93204 · Bakersfield-Delano, CA $1,340$1,860
93204 · Hanford-Corcoran, CA $1,340$1,860
93212 · Hanford-Corcoran, CA $1,350$1,870
93212 · Visalia, CA $1,350$1,870
93230 · Hanford-Corcoran, CA $1,460$2,020
93230 · Visalia, CA $1,460$2,020
93239 · Hanford-Corcoran, CA $1,330$1,840
93245 · Hanford-Corcoran, CA $1,770$2,450
93246 · Hanford-Corcoran, CA $1,610$2,230
93266 · Hanford-Corcoran, CA $1,630$2,260

Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)

Rent burden

How many households spend too much

HUD counts rent as a burden when it reaches 30% of income or more. In Kings County, 49% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).

Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.

49%

of renter households spend 30% or more of their income on rent.

20,182 households rent in Kings County

Spend half or more of their income 24%
Spend 30% or more, but less than half 24%
Spend less than 30% 51%

Compared with the state and the country

Kings 49%
California 55%
United States 51%

Low-income apartments

Low-income apartments in Kings County

HUD lists 36 properties with homes for low-income households in Kings County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.

with tax credits (LIHTC): 29
HUD-assisted: 7
public housing: 2

2,380 homes in all; 2,342 of them low-income, according to HUD.

Sunnyside Village Kings County Public housing 608 S Douty St, Hanford 93230 168 low-income homes · Run by Kings County Housing Auth · Average payment: $567 a month · Average wait: 71 months · (559) 582-2806
Valley View Village Kings County Public housing 2512 Patterson Ave, Corcoran 93212 100 low-income homes · Run by Kings County Housing Auth · Average payment: $561 a month · Average wait: 63 months · (559) 582-2806
Lemoore Westberry LTD Tax credit (LIHTC) 1195 E Hanford Armona Rd, Lemoore 93245 99 low-income homes · In service since 1998 · For families
Kings Garden Apts Tax credit (LIHTC) · HUD-assisted 1236 Fernot Way, Hanford 93230 100 homes, 97 low-income · 1 bd: 10 · 2 bd: 20 · 3 bd: 49 · 4 bd: 19 · In service since 2007 · For families · (559) 584-4498
Whitley Gardens Phases I & II Tax credit (LIHTC) 2400 Whitley Ave, Corcoran 93212 88 homes, 87 low-income · 1 bd: 32 · 2 bd: 50 · 3 bd: 6 · In service since 2006
Amberwood Apartments I + II Tax credit (LIHTC) 11280 Oakview Dr, Hanford 93230 88 homes, 86 low-income · 1 bd: 10 · 2 bd: 54 · 3 bd: 24 · In service since 2016
El Palmar Apts Tax credit (LIHTC) 1112 E Whitney St, Avenal 93204 81 homes, 80 low-income · 2 bd: 33 · 3 bd: 24 · 4 bd: 24 · In service since 2003 · For families
Hearthstone Village Tax credit (LIHTC) 1217 S 7th Ave, Avenal 93204 81 homes, 80 low-income · 2 bd: 21 · 3 bd: 40 · 4 bd: 20 · In service since 2005 · For families
Heritage Park at Hanford Tax credit (LIHTC) 439 Centennial Dr, Hanford 93230 81 homes, 80 low-income · 1 bd: 64 · 2 bd: 17 · In service since 1997 · For older adults
Kings Manor Tax credit (LIHTC) 1420 North Ave, Corcoran 93212 81 homes, 80 low-income · 2 bd: 49 · 3 bd: 32 · In service since 2006 · For families
Villa Esperanza Tax credit (LIHTC) 500 E Alpine St, Avenal 93204 81 homes, 80 low-income · 2 bd: 25 · 3 bd: 40 · 4 bd: 16 · In service since 2008 · For families
Casa del Sol Apts Tax credit (LIHTC) 12184 Hanford Armona Rd, Hanford 93230 80 homes, 79 low-income · 2 bd: 9 · 3 bd: 48 · 4 bd: 24 · In service since 1999 · For families
Montclair Apartments Tax credit (LIHTC) 150 S 19th Ave, Lemoore 93245 80 homes, 79 low-income · 2 bd: 32 · 3 bd: 48 · In service since 2016 · For families
Montclair Apts Tax credit (LIHTC) 157 S 19th Ave, Lemoore 93245 79 low-income homes · 2 bd: 32 · 3 bd: 48 · In service since 1999 · For families
Alderwood Tax credit (LIHTC) 990 Fox St, Lemoore 93245 80 homes, 78 low-income · 1 bd: 8 · 2 bd: 24 · 3 bd: 40 · 4 bd: 8 · In service since 1996 · For families
Cinnamon Villas Senior Tax credit (LIHTC) 335 W Cinnamon Dr, Lemoore 93245 80 homes, 78 low-income · 1 bd: 68 · 2 bd: 12 · In service since 2012 · For older adults
Pleasant Valley & Wien Manor Apts Tax credit (LIHTC) · HUD-assisted 505 S Corcoran Ave, Avenal 93204 80 homes, 77 low-income · 1 bd: 16 · 2 bd: 40 · 3 bd: 24 · In service since 2012 · For families · (559) 386-0148
Carolyn Apts & Corcoran Apts Tax credit (LIHTC) 1307 Bainum Ave, Corcoran 93212 78 homes, 75 low-income · 1 bd: 16 · 2 bd: 32 · 3 bd: 30 · In service since 2013 · For families
Cedarbrook Tax credit (LIHTC) 1850 Rodgers Rd, Hanford 93230 70 low-income homes · 2 bd: 24 · 3 bd: 40 · 4 bd: 6 · In service since 1999 · For families
Sierra Vista Apt Homes Tax credit (LIHTC) 1830 Dairy Ave, Corcoran 93212 69 homes, 68 low-income · 2 bd: 17 · 3 bd: 36 · 4 bd: 16 · In service since 2009 · For families
Whitley Gardens HUD-assisted 2400 Whitley Ave, Corcoran 93212 64 low-income homes · For families · (559) 992-2808
Montgomery Crossing Tax credit (LIHTC) 1150 Tammy Ln, Lemoore 93245 57 homes, 56 low-income · 2 bd: 24 · 3 bd: 25 · 4 bd: 8 · In service since 2009 · For families
Avalon Family Apts Tax credit (LIHTC) 2502 Hanna Ave, Corcoran 93212 56 homes, 55 low-income · 2 bd: 16 · 3 bd: 24 · 4 bd: 16 · In service since 2007 · For families
Tierra Vista Apts Tax credit (LIHTC) 731 S 11th Ave, Hanford 93230 49 homes, 48 low-income · 2 bd: 16 · 3 bd: 25 · 4 bd: 8 · In service since 2010 · For families
Hanford Senior Villas Tax credit (LIHTC) 116 Campus Dr, Hanford 93230 48 homes, 47 low-income · 1 bd: 48 · In service since 2005 · For older adults
Saltair Place Tax credit (LIHTC) 2600 Olympic Ave, Corcoran 93212 42 homes, 40 low-income · 3 bd: 42 · In service since 2004 · For families
Arroyo del Camino Tax credit (LIHTC) 801 S Corcoran Ave, Avenal 93204 41 homes, 40 low-income · 2 bd: 8 · 3 bd: 25 · 4 bd: 8 · In service since 2016 · For families
Amberwood II HUD-assisted 10960 Oakview Dr, Hanford 93230 40 homes, 39 low-income · For families · (530) 673-3916
Lincoln Plaza Tax credit (LIHTC) 804 S Harris St, Hanford 93230 40 homes, 39 low-income · 2 bd: 20 · 3 bd: 16 · 4 bd: 4 · In service since 2007 · For families
Carolyn Apartments HUD-assisted 920 6 1/2 Ave, Corcoran 93212 40 homes, 38 low-income · For families · (559) 992-3117
Arroyo del Camino II Tax credit (LIHTC) 801 S Corcoran Ave, Avenal 93204 36 low-income homes · 2 bd: 24 · 3 bd: 12 · In service since 2019 · For families
Villa San Joaquin Tax credit (LIHTC) 1165 W D St, Lemoore 93245 36 homes, 35 low-income · 2 bd: 36 · In service since 2004
Armona Village Apartments Tax credit (LIHTC) 13845 Lyn St, Armona 93202 33 homes, 32 low-income · 1 bd: 12 · 2 bd: 19 · 3 bd: 2 · In service since 2019
Whitley Gardens II HUD-assisted 2400 Whitley Ave, Corcoran 93212 24 low-income homes · For families · (559) 992-2808
Valley Gardens Apts Tax credit (LIHTC) 13839 Lyn St, Armona 93202 20 homes, 19 low-income · 2 bd: 4 · 3 bd: 12 · 4 bd: 4 · In service since 2010 · For families
Kings View Hanford Apts HUD-assisted 1030 N Green St, Hanford 93230 10 low-income homes · For people with disabilities · (209) 358-7212

2 properties have two programs at the same address and appear once. Search HUD's map

How to apply

For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information. Source: HUD
You apply for public housing at the housing agency that runs it. The agency looks at your yearly income, whether you are a family, an older adult or a person with a disability, and your U.S. citizenship or eligible immigration status. If you qualify, your name goes on a waiting list unless they can help you right away. Source: HUD
In tax-credit (LIHTC) apartments, the low-income homes have an income limit, a percentage of the area median income, and a rent cap. Source: 26 U.S.C. §42(g)
In buildings with Section 8 project-based assistance, only low-income households can move in. Source: 24 CFR §5.653(b)
A housing voucher (Section 8) is a separate kind of help: you apply at the public housing agency and use it to rent a home you choose. Source: HUD

This county's income limits Search HUD's map

In public housing, the average payment is what households pay on average for rent and utilities, and the average wait is the time on the list of those who moved in. HUD does not publish those figures where fewer than 11 households reported.

Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.

Section 8

The Section 8 voucher in Kings County

The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Kings County. Here is what the rules say:

The rules, with their source

You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)

Mixed-status families: how assistance is figured

HUD income limits Yearly income of the whole family, before taxes.

HUD income limits by family size, Fiscal year 2026. Area: Hanford-Corcoran, CA MSA.
People	Extremely low (30%)	Very low (50%)	Low
1 person	$20,450	$34,000	$54,400
2 people	$23,350	$38,850	$62,200
3 people	$27,320	$43,700	$69,950
4 people	$33,000	$48,550	$77,700
5 people	$38,680	$52,450	$83,950
6 people	$44,360	$56,350	$90,150
7 people	$50,040	$60,250	$96,350
8 people	$55,720	$64,100	$102,600

Area median income: $84,900. HUD income limits by family size, Fiscal year 2026. Area: Hanford-Corcoran, CA MSA. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

Studio $1,058 – $1,293
1 bedroom $1,065 – $1,301
2 bedrooms $1,361 – $1,663
3 bedrooms $1,885 – $2,303
4 bedrooms $2,220 – $2,714

The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.

Housing agencies that serve this place

Kings County Housing Auth Public housing and Section 8 vouchers · 727 vouchers · 268 public housing units (559) 582-2806 Kings County Housing Auth: sjackson-bobo@hakc.com

Housing agencies in California Source: HUD, Retrieved November 6, 2026

Your rights as a tenant in California

What California law says about deposits, notices and eviction, with the citation for each rule.

See your rights, rule by rule

Compare these rules with other states →

A summary of state law, not legal advice. Cities may have additional rules.

How much can they charge for a deposit?: Up to 1 month of rent; Cal. Civ. Code §1950.5(c)(1), (c)(4)
When must they return my deposit?: 21 days; Cal. Civ. Code §1950.5
If I fall behind on rent, what notice must I get?: 3 court days; Cal. Code Civ. Proc. §1161(2)
How much notice ends a month-to-month rental?: 30 or 60 days, depending on the case; Cal. Civ. Code §1946.1(b), (c)

Only a court order can remove youCal. Civ. Code §789.3
Protection from retaliationCal. Civ. Code §1942.5
Protection related to immigration statusCal. Civ. Code §1940.3

Help

Where to get help with rent in Kings County

These are the nearest HUD-approved agencies. They counsel for free or at low cost.

FI
Fresno Interdenominational Refugee Ministries

1940 N Fresno St, Fresno · 48 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 11 more
(559) 487-1500
CH
Community Housing Council of Fresno

2560 W Shaw Ln Ste 101, Fresno · 51 miles away · Spanish
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 7 more
(559) 221-6919

Rental assistance programs

The ones that serve in Kings County or the whole state, with what each page says about being open.

Low Income Home Energy Assistance Program (LIHEAP): energy bill help

Run by California Department of Community Services and Development (CSD)

One-time payment from the federal LIHEAP program in California to help with your heating or cooling bill, or if your service is about to be shut off

Limited funds remain, per the source
See details

See every agency in California Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in Kings County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.

Count power on top of the rent: in California, the average home bill was $161 a month in 2024 (EIA). See electricity and gas costs

Open the full tool

Your move

State

We use the place's fair market rent and the state's deposit rule.

Monthly rentHUD fair market rent$HUD two-bedroom fair market rent (FMR) in Kings County (FY2027). Enter the rent of the home you want.What you can set aside each month$To see how long it takes to put it together.

Adjust advanced details

Deposit and rent in advance

The deposit, in

Months of rentDollars

Months of rent for the depositThat is $1,512. We start with an example; enter what you are asked for.Pay the first month before moving inThey also ask for the last month

Application fees$What each application charges, for all the ones you'll fill out.Utility deposits and connection$Electricity, gas, water and internet. Ask each company.The move$Planning example, not a price: $100 to $400 to rent a truck for a day for a move within your city. Get quotes.Pet deposit$Other costs$Boxes, locks, basic furniture.

Let's do the math

Cash to move in

$3,024

What you need before you get the keys.

What adds up

First month: $1,512
Security deposit: $1,512
Total: $3,024

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

When you'll have it

Enter what you can set aside each month to see how long it takes.

What helps

Ask for a receipt for every payment and keep a copy of the lease.
On move-in day, walk through the home and take dated photos.
Never send money for a home you haven't seen or a lease you haven't read.

Guide: the security deposit Guide: avoiding rental scams Family budget How much rent can I afford?

This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in Kings County?

According to HUD (Fiscal year 2027): Studio: $1,175; 1 bedroom: $1,183; 2 bedrooms: $1,512; 3 bedrooms: $2,094; 4 bedrooms: $2,467. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Kings County?

Paying the 2-bedroom fair market rent ($1,512) without spending more than 30% of income takes $29.08 an hour full time, or $60,480 a year.

Who qualifies for Section 8 in Kings County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $48,550 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.

How much does Section 8 pay in Kings County?

The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,361 and $1,663 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in Kings County?

For 2 bedrooms they run from $1,330 in 93239 to $1,770 in 93245. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.

How many low-income apartments are there in Kings County?

HUD lists 36 properties with homes for low-income households in Kings County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.

How many households spend too much on rent in Kings County?

HUD counts rent as a burden when it reaches 30% of income or more. In Kings County, 49% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).

Sources and methodology

Fair market rents and income limits come from HUD; typical rent and the burden, from the Census. The wage needed is our calculation: fair market rent × 12 ÷ 30% ÷ full-time hours a year. The voucher rules were read in their official text on the date shown.

Fair Market Rents Fiscal year 2027
Small Area Fair Market Rents Fiscal year 2027
Low-income apartments Retrieved November 6, 2026
American Community Survey Average 2020–2024
Income Limits Fiscal year 2026
Public Housing Agencies Retrieved November 6, 2026
HUD-approved housing counseling agencies Retrieved November 6, 2026

Program rules

24 CFR §888.113, Fair market rents for existing housing: Methodology Verified October 30, 2026
24 CFR §982.503, Payment standard areas, schedule, and amounts Verified October 30, 2026
24 CFR §5.603, Definitions (income) Verified October 30, 2026
24 CFR §982.201, Eligibility and targeting Verified October 30, 2026
24 CFR §982.1, Programs: purpose and structure Verified October 30, 2026
24 CFR §982.508, Maximum family share at initial occupancy Verified October 30, 2026
HUD, Housing Choice Voucher Tenants Verified October 30, 2026

Renting in Kings County, California

Four numbers to start with

Renting in Kings County: what sets it apart

What HUD sets for each size

The fair market rent for your ZIP code

How many households spend too much

Compared with the state and the country

Low-income apartments in Kings County

The Section 8 voucher in Kings County

The rules, with their source

Possible payment standard

Housing agencies that serve this place

Your rights as a tenant in California

Where to get help with rent in Kings County

Rental assistance programs

Low Income Home Energy Assistance Program (LIHEAP): energy bill help

How much cash do you need to move in?

Your move

Before you sign

Frequently asked questions

What is the fair market rent in Kings County?

How much do you need to earn to rent in Kings County?

Who qualifies for Section 8 in Kings County?

How much does Section 8 pay in Kings County?

Does the fair market rent change by ZIP code in Kings County?

How many low-income apartments are there in Kings County?

How many households spend too much on rent in Kings County?