Renting · Section 8
Data from November 2026
Renting in Madera County, California
Madera County has a HUD fair market rent of $1,460 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,390 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $28.08 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,460
- a month, HUD, Fiscal year 2027
- 45% less than in California
- Typical rent
- $1,390
- a month, Census, Average 2020–2024
- 32% less than in California
- Wage needed
- $28.08
- an hour, 2 bedrooms
- Or $58,400 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 57%
- spend 30% or more of income on rent
- 3% more than in California
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 Madera 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 Madera County was $2,135 a month in September 2026: 0.8% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $1,264 | $24.31 | $50,560 |
| 1 bedroom | $1,272 | $24.46 | $50,880 |
| 2 bedrooms | $1,460 | $28.08 | $58,400 |
| 3 bedrooms | $2,022 | $38.88 | $80,880 |
| 4 bedrooms | $2,440 | $46.92 | $97,600 |
HUD area: Madera County, CA HUD Metro FMR Area. 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 17 ZIP codes in Madera County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,320 in 93643 to $2,270 in 93626. 12 ZIP codes are above the county's fair market rent ($1,460).
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)
| 93601 | Madera County, CA | $1,300 | $1,360 | $1,640 | $2,260 | $2,580 |
|---|---|---|---|---|---|---|
| 93601 | Mariposa County, CA | $1,300 | $1,360 | $1,640 | $2,260 | $2,580 |
| 93604 | Madera County, CA | $1,350 | $1,360 | $1,560 | $2,160 | $2,610 |
| 93610 | Madera County, CA | $1,180 | $1,180 | $1,360 | $1,880 | $2,270 |
| 93610 | Merced, CA | $1,180 | $1,180 | $1,360 | $1,880 | $2,270 |
| 93614 | Madera County, CA | $1,620 | $1,630 | $1,870 | $2,590 | $3,130 |
| 93626 | Fresno, CA | $1,860 | $1,880 | $2,270 | $3,140 | $3,660 |
| 93626 | Madera County, CA | $1,860 | $1,880 | $2,270 | $3,140 | $3,660 |
| 93636 | Madera County, CA | $1,660 | $1,670 | $1,920 | $2,660 | $3,210 |
| 93637 | Madera County, CA | $1,260 | $1,260 | $1,450 | $2,010 | $2,420 |
| 93638 | Madera County, CA | $1,250 | $1,250 | $1,440 | $1,990 | $2,410 |
| 93643 | Madera County, CA | $1,140 | $1,150 | $1,320 | $1,830 | $2,210 |
| 93644 | Madera County, CA | $1,530 | $1,540 | $1,770 | $2,450 | $2,960 |
| 93645 | Madera County, CA | $1,440 | $1,450 | $1,680 | $2,320 | $2,780 |
| 93653 | Madera County, CA | $1,330 | $1,370 | $1,610 | $2,230 | $2,610 |
| 93653 | Mariposa County, CA | $1,330 | $1,370 | $1,610 | $2,230 | $2,610 |
| 93669 | Madera County, CA | $1,270 | $1,280 | $1,470 | $2,030 | $2,450 |
- 93601 · Madera County, CA $1,640$2,260
- 93601 · Mariposa County, CA $1,640$2,260
- 93604 · Madera County, CA $1,560$2,160
- 93610 · Madera County, CA $1,360$1,880
- 93610 · Merced, CA $1,360$1,880
- 93614 · Madera County, CA $1,870$2,590
- 93626 · Fresno, CA $2,270$3,140
- 93626 · Madera County, CA $2,270$3,140
- 93636 · Madera County, CA $1,920$2,660
- 93637 · Madera County, CA $1,450$2,010
- 93638 · Madera County, CA $1,440$1,990
- 93643 · Madera County, CA $1,320$1,830
- 93644 · Madera County, CA $1,770$2,450
- 93645 · Madera County, CA $1,680$2,320
- 93653 · Madera County, CA $1,610$2,230
- 93653 · Mariposa County, CA $1,610$2,230
- 93669 · Madera County, CA $1,470$2,030
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 Madera County, 57% 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.
57%
of renter households spend 30% or more of their income on rent.
14,766 households rent in Madera County
- Spend half or more of their income 30%
- Spend 30% or more, but less than half 26%
- Spend less than 30% 43%
Compared with the state and the country
- Madera 57%
- California 55%
- United States 51%
Low-income apartments
Low-income apartments in Madera County
HUD lists 27 properties with homes for low-income households in Madera 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)
- 24
- HUD-assisted
- 2
- public housing
- 2
1,902 homes in all; 1,777 of them low-income, according to HUD.
- Madera Public housing 725 E 6th St, Madera 93638 128 low-income homes · Run by Housing Authority of the City of Madera · Average payment: $525 a month · Average wait: 51 months · (559) 674-5695
- Madera Arms Tax credit (LIHTC) 1725 E Cleveland Ave, Madera 93638 123 low-income homes · 2 bd: 64 · 3 bd: 59 · In service since 1991
- Madera Public housing 813 Terrace Pl, Madera 93637 116 low-income homes · Run by Housing Authority of the City of Madera · Average payment: $890 a month · Average wait: 50 months · Homes at several sites · (559) 674-5695
- Creekside Apts Tax credit (LIHTC) 1601 Creekside Dr, Madera 93638 81 homes, 80 low-income · 2 bd: 25 · 3 bd: 36 · 4 bd: 20 · In service since 2000 · For families
- Sherwood Point Apts Tax credit (LIHTC) 338 W Sherwood Way, Madera 93638 81 homes, 80 low-income · 2 bd: 21 · 3 bd: 40 · 4 bd: 20 · In service since 2003 · For families
- The Village at Chowchilla Tax credit (LIHTC) 297 Myer Dr, Chowchilla 93610 81 homes, 80 low-income · 1 bd: 16 · 2 bd: 20 · 3 bd: 45 · In service since 2006 · For families
- Valle de las Brisas Tax credit (LIHTC) 101 E Adell St, Madera 93638 81 homes, 80 low-income · 1 bd: 80 · 2 bd: 1 · In service since 1996 · For older adults
- Lakewood Terrace Apts Tax credit (LIHTC) 1995 N Lake St, Madera 93638 76 low-income homes · 2 bd: 40 · 3 bd: 24 · 4 bd: 12 · In service since 1995 · For families
- Yosemite Manor Tax credit (LIHTC) · HUD-assisted 108 S P St, Madera 93637 76 low-income homes · 1 bd: 76 · In service since 2008 · For older adults
- The Village at Madera Tax credit (LIHTC) 501 Monterey St, Madera 93637 75 homes, 74 low-income · 1 bd: 14 · 2 bd: 53 · 3 bd: 8 · In service since 2017 · For families
- Shasta Villas Tax credit (LIHTC) 96 Shasta Ct, Chowchilla 93610 72 homes, 71 low-income · 1 bd: 8 · 2 bd: 40 · 3 bd: 24 · In service since 2010 · For families
- Madera Apts Tax credit (LIHTC) 1525 E Cleveland Ave, Madera 93638 68 homes, 67 low-income · 1 bd: 32 · 2 bd: 32 · 3 bd: 4 · In service since 2011
- Arborpoint Apts Tax credit (LIHTC) 300 W Clark St, Madera 93638 65 homes, 64 low-income · 2 bd: 16 · 3 bd: 33 · 4 bd: 16 · In service since 2012 · For families
- Crossings at Madera Tax credit (LIHTC) 120 Adell St, Madera 93638 64 homes, 63 low-income · 2 bd: 40 · 3 bd: 24 · In service since 2006 · For families
- Valley Vista Apts Tax credit (LIHTC) 1832 Merced St, Madera 93638 60 low-income homes · 2 bd: 20 · 3 bd: 30 · 4 bd: 10 · In service since 1999 · For families
- Shasta Court Tax credit (LIHTC) 96 Shasta Ct, Chowchilla 93610 60 homes, 59 low-income · 2 bd: 40 · 3 bd: 20 · In service since 2012 · For families
- Washington Square Apts Tax credit (LIHTC) 255 Washington Rd, Chowchilla 93610 57 homes, 56 low-income · 1 bd: 16 · 2 bd: 12 · 3 bd: 29 · In service since 2001 · For families
- Chowchilla Garden Apts Tax credit (LIHTC) 300 Myer Dr, Chowchilla 93610 54 homes, 53 low-income · 1 bd: 6 · 2 bd: 30 · 3 bd: 14 · 4 bd: 4 · In service since 1995 · For families
- Sunrise Terrace Tax credit (LIHTC) 601 Sunrise Ave, Madera 93638 52 low-income homes · 2 bd: 28 · 3 bd: 20 · 4 bd: 4 · In service since 1993 · For families
- Parksdale Village Tax credit (LIHTC) 13549 Wood St, Madera 93638 48 homes, 47 low-income · 2 bd: 24 · 3 bd: 22 · 4 bd: 2 · In service since 2010 · For families
- Parksdale Village II Tax credit (LIHTC) 13600 Wood St, Madera 93638 48 homes, 47 low-income · 2 bd: 24 · 3 bd: 24 · In service since 2012 · For families
- Golden Acres HUD-assisted 900 Hospital Dr, Chowchilla 93610 45 low-income homes · For older adults
- Cottonwood Creek Tax credit (LIHTC) 2236 Tozer St, Madera 93638 40 homes, 39 low-income · 2 bd: 20 · 3 bd: 13 · 4 bd: 6 · In service since 2001
- Madera Family Apts Tax credit (LIHTC) 100 Stadium RD, Madera 93637 40 homes, 39 low-income · 1 bd: 16 · 2 bd: 12 · 3 bd: 12 · In service since 2013 · For families
- Colusa Avenue Apts Tax credit (LIHTC) 455 Colusa Ave, Chowchilla 93610 38 homes, 37 low-income · 1 bd: 4 · 2 bd: 26 · 3 bd: 8 · In service since 2005
- Oak Terrace Apts II Tax credit (LIHTC) 48176 Lindsay Ln, Oakhurst 93644 37 low-income homes · In service since 1989 · For older adults
- Madera Villa Apts Tax credit (LIHTC) 2160 N Schnoor Ave, Madera 93637 136 homes, 28 low-income · 1 bd: 10 · 2 bd: 18 · In service since 1993
One property has two programs at the same address and appears once. Search HUD's map
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 Madera 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 Madera 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)
| 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: $82,200. HUD income limits by family size, Fiscal year 2026. Area: Madera County, CA HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,138 – $1,390
- 1 bedroom $1,145 – $1,399
- 2 bedrooms $1,314 – $1,606
- 3 bedrooms $1,820 – $2,224
- 4 bedrooms $2,196 – $2,684
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
- Housing Authority of the City of Madera Public housing and Section 8 vouchers · 804 vouchers · 244 public housing units (559) 674-5695 Housing Authority of the City of Madera: blanca@maderaha.org
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 ruleCompare 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 Madera County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
Community Housing Council of Fresno
2560 W Shaw Ln Ste 101, Fresno · 28 miles away · Spanish
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 7 more
-
Fresno Interdenominational Refugee Ministries
1940 N Fresno St, Fresno · 30 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 11 more
Rental assistance programs
The ones that serve in Madera 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
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Madera 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
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,920
What you need before you get the keys.
What adds up
- First month
- $1,460
- Security deposit
- $1,460
- Total
- $2,920
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.
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.
Frequently asked questions
What is the fair market rent in Madera County?
According to HUD (Fiscal year 2027): Studio: $1,264; 1 bedroom: $1,272; 2 bedrooms: $1,460; 3 bedrooms: $2,022; 4 bedrooms: $2,440. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Madera County?
Paying the 2-bedroom fair market rent ($1,460) without spending more than 30% of income takes $28.08 an hour full time, or $58,400 a year.
Who qualifies for Section 8 in Madera 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 Madera 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 $1,314 and $1,606 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Madera County?
For 2 bedrooms they run from $1,320 in 93643 to $2,270 in 93626. 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 Madera County?
HUD lists 27 properties with homes for low-income households in Madera 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 Madera County?
HUD counts rent as a burden when it reaches 30% of income or more. In Madera County, 57% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).