Renting · Section 8
Data from November 2026
Renting in San Joaquin County, California
San Joaquin County has a HUD fair market rent of $2,015 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,734 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $38.75 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $2,015
- a month, HUD, Fiscal year 2027
- 23% less than in California
- Typical rent
- $1,734
- a month, Census, Average 2020–2024
- 15% less than in California
- Wage needed
- $38.75
- an hour, 2 bedrooms
- Or $80,600 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 54%
- spend 30% or more of income on rent
- 3% less 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 San Joaquin 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 San Joaquin County was $2,431 a month in September 2026: 1.9% 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 | $1,525 | $29.33 | $61,000 |
| 1 bedroom | $1,628 | $31.31 | $65,120 |
| 2 bedrooms | $2,015 | $38.75 | $80,600 |
| 3 bedrooms | $2,790 | $53.65 | $111,600 |
| 4 bedrooms | $3,368 | $64.77 | $134,720 |
HUD area: Stockton-Lodi, 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 34 ZIP codes in San Joaquin County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,180 in 95202 to $3,020 in 95377. 16 ZIP codes are above the county's fair market rent ($2,015).
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)
| 95202 | Stockton-Lodi, CA | $880 | $940 | $1,180 | $1,660 | $2,000 |
|---|---|---|---|---|---|---|
| 95203 | Stockton-Lodi, CA | $1,150 | $1,230 | $1,520 | $2,100 | $2,540 |
| 95204 | Stockton-Lodi, CA | $1,260 | $1,350 | $1,670 | $2,310 | $2,790 |
| 95205 | Stockton-Lodi, CA | $1,260 | $1,340 | $1,660 | $2,300 | $2,770 |
| 95206 | Stockton-Lodi, CA | $1,360 | $1,450 | $1,790 | $2,480 | $2,990 |
| 95207 | Stockton-Lodi, CA | $1,540 | $1,640 | $2,030 | $2,810 | $3,390 |
| 95209 | Stockton-Lodi, CA | $1,630 | $1,740 | $2,150 | $2,980 | $3,590 |
| 95210 | Stockton-Lodi, CA | $1,340 | $1,430 | $1,770 | $2,450 | $2,960 |
| 95211 | Stockton-Lodi, CA | $1,360 | $1,450 | $1,790 | $2,480 | $3,000 |
| 95212 | Stockton-Lodi, CA | $2,130 | $2,270 | $2,810 | $3,890 | $4,700 |
| 95215 | Stockton-Lodi, CA | $1,210 | $1,290 | $1,600 | $2,220 | $2,670 |
| 95219 | Oakland-Fremont, CA | $1,720 | $1,830 | $2,270 | $3,140 | $3,790 |
| 95219 | Stockton-Lodi, CA | $1,720 | $1,830 | $2,270 | $3,140 | $3,790 |
| 95220 | Stockton-Lodi, CA | $1,320 | $1,410 | $1,740 | $2,410 | $2,910 |
| 95227 | Stockton-Lodi, CA | $1,410 | $1,490 | $1,840 | $2,490 | $2,960 |
| 95231 | Stockton-Lodi, CA | $1,760 | $1,880 | $2,330 | $3,230 | $3,890 |
| 95236 | Calaveras County, CA | $1,500 | $1,600 | $1,980 | $2,740 | $3,300 |
| 95236 | Stockton-Lodi, CA | $1,500 | $1,600 | $1,980 | $2,740 | $3,300 |
| 95237 | Stockton-Lodi, CA | $1,170 | $1,240 | $1,540 | $2,130 | $2,570 |
| 95240 | Stockton-Lodi, CA | $1,440 | $1,530 | $1,900 | $2,630 | $3,180 |
| 95242 | Stockton-Lodi, CA | $1,740 | $1,860 | $2,300 | $3,180 | $3,840 |
| 95253 | Stockton-Lodi, CA | $1,140 | $1,210 | $1,500 | $2,080 | $2,510 |
| 95258 | Stockton-Lodi, CA | $1,360 | $1,450 | $1,790 | $2,480 | $2,990 |
| 95304 | Modesto, CA | $2,180 | $2,330 | $2,880 | $3,990 | $4,810 |
| 95304 | Stockton-Lodi, CA | $2,180 | $2,330 | $2,880 | $3,990 | $4,810 |
| 95320 | Stockton-Lodi, CA | $1,480 | $1,580 | $1,960 | $2,710 | $3,280 |
| 95330 | Stockton-Lodi, CA | $2,130 | $2,270 | $2,810 | $3,890 | $4,700 |
| 95336 | Stockton-Lodi, CA | $1,640 | $1,740 | $2,160 | $2,990 | $3,610 |
| 95337 | Stockton-Lodi, CA | $1,860 | $1,990 | $2,460 | $3,410 | $4,110 |
| 95366 | Stockton-Lodi, CA | $1,640 | $1,750 | $2,170 | $3,000 | $3,630 |
| 95376 | Stockton-Lodi, CA | $1,790 | $1,910 | $2,370 | $3,280 | $3,960 |
| 95377 | Oakland-Fremont, CA | $2,290 | $2,440 | $3,020 | $4,180 | $5,050 |
| 95377 | Stockton-Lodi, CA | $2,290 | $2,440 | $3,020 | $4,180 | $5,050 |
| 95686 | Stockton-Lodi, CA | $900 | $960 | $1,190 | $1,660 | $2,000 |
- 95202 · Stockton-Lodi, CA $1,180$1,660
- 95203 · Stockton-Lodi, CA $1,520$2,100
- 95204 · Stockton-Lodi, CA $1,670$2,310
- 95205 · Stockton-Lodi, CA $1,660$2,300
- 95206 · Stockton-Lodi, CA $1,790$2,480
- 95207 · Stockton-Lodi, CA $2,030$2,810
- 95209 · Stockton-Lodi, CA $2,150$2,980
- 95210 · Stockton-Lodi, CA $1,770$2,450
- 95211 · Stockton-Lodi, CA $1,790$2,480
- 95212 · Stockton-Lodi, CA $2,810$3,890
- 95215 · Stockton-Lodi, CA $1,600$2,220
- 95219 · Oakland-Fremont, CA $2,270$3,140
- 95219 · Stockton-Lodi, CA $2,270$3,140
- 95220 · Stockton-Lodi, CA $1,740$2,410
- 95227 · Stockton-Lodi, CA $1,840$2,490
- 95231 · Stockton-Lodi, CA $2,330$3,230
- 95236 · Calaveras County, CA $1,980$2,740
- 95236 · Stockton-Lodi, CA $1,980$2,740
- 95237 · Stockton-Lodi, CA $1,540$2,130
- 95240 · Stockton-Lodi, CA $1,900$2,630
- 95242 · Stockton-Lodi, CA $2,300$3,180
- 95253 · Stockton-Lodi, CA $1,500$2,080
- 95258 · Stockton-Lodi, CA $1,790$2,480
- 95304 · Modesto, CA $2,880$3,990
- 95304 · Stockton-Lodi, CA $2,880$3,990
- 95320 · Stockton-Lodi, CA $1,960$2,710
- 95330 · Stockton-Lodi, CA $2,810$3,890
- 95336 · Stockton-Lodi, CA $2,160$2,990
- 95337 · Stockton-Lodi, CA $2,460$3,410
- 95366 · Stockton-Lodi, CA $2,170$3,000
- 95376 · Stockton-Lodi, CA $2,370$3,280
- 95377 · Oakland-Fremont, CA $3,020$4,180
- 95377 · Stockton-Lodi, CA $3,020$4,180
- 95686 · Stockton-Lodi, CA $1,190$1,660
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 San Joaquin County, 54% 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.
54%
of renter households spend 30% or more of their income on rent.
93,220 households rent in San Joaquin County
- Spend half or more of their income 26%
- Spend 30% or more, but less than half 28%
- Spend less than 30% 46%
Compared with the state and the country
- San Joaquin 54%
- California 55%
- United States 51%
Low-income apartments
Low-income apartments in San Joaquin County
HUD lists 68 properties with homes for low-income households in San Joaquin 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)
- 49
- HUD-assisted
- 18
- public housing
- 4
5,826 homes in all; 5,582 of them low-income, according to HUD.
- Sierra Vista Annex - Conway Homes Public housing 2539 Alabama Ave, Stockton 95206 397 homes, 395 low-income · Run by Housing Auth. of the County of San Joaquin · Average payment: $636 a month · Average wait: 72 months · (209) 460-5094
- Sierra Vista Homes Public housing 1614 E 11th St, Stockton 95206 268 homes, 264 low-income · Run by Housing Auth. of the County of San Joaquin · Average payment: $657 a month · (209) 460-5094
- Park Village Apartments HUD-assisted 3830 Alvarado Ave, Stockton 95204 208 homes, 207 low-income · For families · (209) 948-9120
- Diablo Homes Public housing 2525 Buthmann Ave, Tracy 95376 196 homes, 195 low-income · Run by Housing Auth. of the County of San Joaquin · Average payment: $635 a month · Average wait: 64 months · (209) 460-5094
- New Village East Apartments HUD-assisted 2512 E Lafayette St, Stockton 95205 190 low-income homes · For families · (209) 948-0164
- Meridian Pointe Fka Hampton Square Apartments Tax credit (LIHTC) 819 E Hammer Ln, Stockton 95210 186 homes, 184 low-income · 2 bd: 139 · 3 bd: 1 · 4 bd: 46 · In service since 2017 · For older adults
- Phoenix House Tax credit (LIHTC) 16 N American St, Stockton 95202 156 low-income homes · In service since 1992 · For families
- Hotel Stockton Tax credit (LIHTC) 133 E Weber Ave, Stockton 95202 156 homes, 155 low-income · Studio: 96 · 1 bd: 60 · In service since 2004
- Belagio Apts Tax credit (LIHTC) 1201 E Atherton Dr, Manteca 95337 152 low-income homes · 1 bd: 60 · 2 bd: 37 · 3 bd: 56 · In service since 2012 · For families
- Steamboat Landing Apartments HUD-assisted 25 S Commerce St, Stockton 95202 151 homes, 150 low-income · For older adults · (209) 466-0469
- Cambridge Court Tax credit (LIHTC) 6507 Danny Dr, Stockton 95210 140 homes, 132 low-income · In service since 1996 · For families
- Hammer Lane Village HUD-assisted 210 E Iris Ave, Stockton 95210 130 low-income homes · For older adults · (209) 951-7327
- Filipino Center HUD-assisted 6 W Main St, Stockton 95202 128 low-income homes · For families · (209) 466-1416
- Franco Center Apartments Tax credit (LIHTC) · HUD-assisted 144 Mun Kwok Ln, Stockton 95202 112 homes, 111 low-income · Studio: 28 · 1 bd: 81 · 2 bd: 3 · In service since 2016 · For older adults · (209) 466-3577
- Sierra Vista II Apartments Tax credit (LIHTC) 1520 Eleventh St E, Stockton 95206 100 homes, 99 low-income · 1 bd: 24 · 2 bd: 28 · 3 bd: 30 · 4 bd: 18 · In service since 2020 · For families
- Gleason Park Tax credit (LIHTC) 411 S Stanislaus St, Stockton 95203 93 homes, 92 low-income · 1 bd: 12 · 2 bd: 45 · 3 bd: 26 · 4 bd: 10 · In service since 2011 · For families
- Villas de Amistad Tax credit (LIHTC) 601 E Main St, Stockton 95202 91 homes, 89 low-income · Studio: 91 · In service since 2011
- Kentfield Apts Tax credit (LIHTC) 4545 Kentfield Rd, Stockton 95207 90 homes, 89 low-income · Studio: 4 · 1 bd: 21 · 2 bd: 52 · 3 bd: 13 · In service since 2009 · For families
- Tracy Garden Apartments HUD-assisted 662 East St, Tracy 95376 88 low-income homes · For older adults · (209) 835-8082
- Tracy Garden Village Apts Tax credit (LIHTC) 662 E St, Tracy 95376 88 homes, 87 low-income · 1 bd: 87 · 2 bd: 1 · In service since 2008 · For older adults
- Inglewood Gardens HUD-assisted 6433 Inglewood Ave, Stockton 95207 84 low-income homes · For older adults · (209) 478-7703
- Eskaton Manteca Manor HUD-assisted 544 Eastwood Ave, Manteca 95336 84 homes, 83 low-income · For older adults · (209) 823-8828
- Stockton Silvercrest HUD-assisted 123 N Stanislaus St, Stockton 95202 83 homes, 82 low-income · For older adults · (209) 463-4960
- Charleston Place Apts Tax credit (LIHTC) 1515 E Bianchi Rd, Stockton 95210 82 homes, 81 low-income · 2 bd: 56 · 3 bd: 20 · 4 bd: 6 · In service since 1997 · For families
- Zettie Miller's Haven Tax credit (LIHTC) 1545 Rosemarie Ln, Stockton 95207 82 homes, 81 low-income · 1 bd: 78 · 2 bd: 4 · In service since 2017
- Crane's Landing (fka Tienda Drive Senior Apartments) Tax credit (LIHTC) 2245 Tienda Dr, Lodi 95242 80 homes, 79 low-income · 1 bd: 79 · 2 bd: 1 · In service since 2016 · For families
- Delta Village Apts Tax credit (LIHTC) 1625 Rosemarie Ln, Stockton 95207 80 homes, 79 low-income · 1 bd: 12 · 2 bd: 48 · 3 bd: 16 · 4 bd: 4 · In service since 2001
- Stockton Gardens Apts Tax credit (LIHTC) 1025 Rosemarie Ln, Stockton 95207 80 homes, 79 low-income · 1 bd: 40 · 2 bd: 40 · In service since 2000
- Stockton Terrace Apts Tax credit (LIHTC) 246 E Iris Ave, Stockton 95210 80 homes, 79 low-income · 1 bd: 40 · 2 bd: 40 · In service since 2000
- Community of All Nations Tax credit (LIHTC) · HUD-assisted 2172 Dockery Ct, Stockton 95206 75 low-income homes · 1 bd: 18 · 2 bd: 34 · 3 bd: 23 · In service since 2012 · For families · (209) 466-0304
- Valle del Sol Townhomes Tax credit (LIHTC) 4701 Farmington Rd, Stockton 95215 76 homes, 74 low-income · 2 bd: 36 · 3 bd: 30 · 4 bd: 10 · In service since 2005 · For families
- Lodi Hotel Tax credit (LIHTC) 7 S School St, Lodi 95240 75 homes, 74 low-income · Studio: 50 · 1 bd: 25 · In service since 1998 · For older adults
- Tracy Village Apts Tax credit (LIHTC) · HUD-assisted 435 E 6th St, Tracy 95376 72 low-income homes · 1 bd: 24 · 2 bd: 32 · 3 bd: 16 · In service since 2005 · For families · (209) 835-5909
- Main Street Manor/Almond View Tax credit (LIHTC) 648 E Main St, Stockton 95202 72 homes, 71 low-income · Studio: 72 · In service since 1994
- Stone Pine Meadow Tax credit (LIHTC) 229 W Grant Line Rd, Tracy 95376 72 homes, 71 low-income · 1 bd: 15 · 2 bd: 23 · 3 bd: 28 · 4 bd: 6 · In service since 2000 · For families
- Montecito Townhomes Tax credit (LIHTC) 1339 Kingsley Ave, Stockton 95203 70 homes, 69 low-income · 2 bd: 36 · 3 bd: 21 · 4 bd: 13 · In service since 2007 · For families
- Casa de Esperanza Tax credit (LIHTC) 2260 S Netherton Ave, Stockton 95205 70 homes, 68 low-income · Studio: 15 · 1 bd: 14 · 2 bd: 15 · 3 bd: 14 · 4 bd: 12 · In service since 2014 · For families
- Filipino Community Building of Stockton Tax credit (LIHTC) 443 E Sonora St, Stockton 95203 69 homes, 68 low-income · In service since 1995
- Plymouth Place HUD-assisted 1320 N Monroe St, Stockton 95203 65 low-income homes · For older adults · (209) 466-4345
- Wysteria Tax credit (LIHTC) 1921 Pock Ln, Stockton 95205 65 homes, 64 low-income · 2 bd: 36 · 3 bd: 18 · 4 bd: 11 · In service since 2009 · For families
- Union Court Apts Tax credit (LIHTC) 940 S Union Rd, Manteca 95337 68 homes, 62 low-income · 2 bd: 63 · In service since 2002
- Diamond Cove Townhomes Tax credit (LIHTC) 5343 Carrington Cir, Stockton 95210 59 low-income homes · 2 bd: 42 · 4 bd: 18 · In service since 2000 · For families
- Magnolia Court Tax credit (LIHTC) 774 N Grant Ave, Manteca 95336 52 homes, 51 low-income · Studio: 6 · 1 bd: 35 · 2 bd: 11 · In service since 2011 · For older adults
- Anchor Village Tax credit (LIHTC) 133 E Oak St, Stockton 95202 51 homes, 50 low-income · 1 bd: 39 · 2 bd: 12 · In service since 2018 · For people with disabilities, people experiencing homelessness
- Almond Terrace Senior Apartments HUD-assisted 1976 N Union Rd, Manteca 95336 50 homes, 49 low-income · For older adults · (209) 824-9150
- Mokelumne Manor Public housing 26200 N Manor Dr, Thornton 95686 50 homes, 49 low-income · Run by Housing Auth. of the County of San Joaquin · Average payment: $534 a month · Average wait: 55 months · (209) 460-5094
- Tracy Senior Apts Tax credit (LIHTC) 902 W 12th St, Tracy 95376 50 homes, 49 low-income · 1 bd: 40 · 2 bd: 10 · In service since 2008 · For older adults
- Villa Monterey Apts Tax credit (LIHTC) 4707 Kentfield Rd, Stockton 95207 45 homes, 44 low-income · 1 bd: 20 · 2 bd: 25 · In service since 2009 · For families
- Escalon Heritage House HUD-assisted 1100 Escalon Ave, Escalon 95320 42 low-income homes · For older adults · (209) 838-1715
- Grant Village Townhomes Tax credit (LIHTC) 2040 S Grant St, Stockton 95206 40 low-income homes · In service since 1999 · For families
- Almond Court HUD-assisted 2030 N Union Rd, Manteca 95336 40 homes, 39 low-income · For older adults · (209) 823-1352
- Cal Weber 40 Apartments Tax credit (LIHTC) 512 E Weber Ave, Stockton 95202 40 homes, 39 low-income · 2 bd: 28 · 3 bd: 12 · In service since 2016 · For families
- Creekside South Apartments HUD-assisted 601 Wimbledon Dr, Lodi 95240 40 homes, 39 low-income · For older adults · (209) 369-1587
- Diamond Cove Apts II Tax credit (LIHTC) 5506 Tam O Shanter Dr, Stockton 95210 40 homes, 39 low-income · 2 bd: 19 · 3 bd: 18 · 4 bd: 2 · In service since 2004 · For families
- Westgate Townhomes Tax credit (LIHTC) 6119 Danny Dr, Stockton 95210 40 homes, 39 low-income · 2 bd: 12 · 3 bd: 18 · 4 bd: 10 · In service since 2015 · For families
- Winslow Village Apts Tax credit (LIHTC) 5926 Village Green Dr, Stockton 95210 40 homes, 39 low-income · 1 bd: 28 · 2 bd: 8 · 3 bd: 4 · In service since 2006
- Mountain View Townhomes Tax credit (LIHTC) 377 W Mount Diablo Ave, Tracy 95376 37 homes, 36 low-income · 2 bd: 11 · 3 bd: 14 · 4 bd: 12 · In service since 2017 · For families
- Santa Fe Townhomes Tax credit (LIHTC) 639 W Worth St, Stockton 95206 31 homes, 30 low-income · 2 bd: 7 · 3 bd: 14 · 4 bd: 10 · In service since 2016 · For families
- Chateau de Lyon (aka Bradford Apartments) Tax credit (LIHTC) 1020 Rosemarie Ln, Stockton 95207 30 homes, 29 low-income · 1 bd: 10 · 2 bd: 10 · 3 bd: 10 · In service since 2015 · For families
- Delta Plaza Tax credit (LIHTC) 702 N San Joaquin St, Stockton 95202 30 homes, 29 low-income · 1 bd: 22 · 2 bd: 7 · In service since 1993 · For older adults
- Medici Artist Lofts Tax credit (LIHTC) 242 N Sutter St, Stockton 95202 34 homes, 27 low-income · 1 bd: 10 · 2 bd: 17 · 3 bd: 7 · In service since 2019 · For families
- Casa Manana Inn HUD-assisted 3700 N Sutter St, Stockton 95204 163 homes, 26 low-income · For older adults · (209) 466-4046
- Marquis Place Apts Tax credit (LIHTC) 5315 Carrington Cir, Stockton 95210 21 homes, 20 low-income · 2 bd: 15 · 3 bd: 6 · In service since 2008 · For families
- Quan Ying Senior Apts Tax credit (LIHTC) 301 S San Joaquin St, Stockton 95203 20 low-income homes · Studio: 2 · 1 bd: 14 · 2 bd: 4 · In service since 2000 · For older adults
- Emerald Pointe Townhomes Tax credit (LIHTC) 9537 Kelley Dr, Stockton 95209 19 homes, 18 low-income · 2 bd: 10 · 3 bd: 9 · In service since 2000 · For families
- Vintage Plaza Tax credit (LIHTC) 352 Malbec Ct, Stockton 95203 18 homes, 17 low-income · 3 bd: 18 · In service since 2011 · For families
- Ladan Apts Tax credit (LIHTC) 402 S San Joaquin St, Stockton 95203 10 low-income homes · 2 bd: 5 · 3 bd: 5 · In service since 2003 · For families
- Bradford Apts Tax credit (LIHTC) 1020 Rosemarie Ln, Stockton 95207 30 homes
3 properties have two programs at the same address and appear 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 San Joaquin 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 San Joaquin 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 | $22,750 | $37,850 | $60,550 |
| 2 people | $26,000 | $43,250 | $69,200 |
| 3 people | $29,250 | $48,650 | $77,850 |
| 4 people | $33,000 | $54,050 | $86,500 |
| 5 people | $38,680 | $58,400 | $93,450 |
| 6 people | $44,360 | $62,700 | $100,350 |
| 7 people | $50,040 | $67,050 | $107,300 |
| 8 people | $55,720 | $71,350 | $114,200 |
Area median income: $108,100. HUD income limits by family size, Fiscal year 2026. Area: Stockton-Lodi, CA MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,373 – $1,678
- 1 bedroom $1,465 – $1,791
- 2 bedrooms $1,814 – $2,217
- 3 bedrooms $2,511 – $3,069
- 4 bedrooms $3,031 – $3,705
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 Auth. of the County of San Joaquin Public housing and Section 8 vouchers · 5,380 vouchers · 904 public housing units (209) 460-5094 Housing Auth. of the County of San Joaquin: sshelton@hacsj.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 San Joaquin County
This HUD-approved agency has an office in San Joaquin County. They counsel for free or at low cost.
-
Visionary Home Builders of California
315 N San Joaquin St, Stockton · Spanish
- Mortgage delinquency and default
- Budget and credit workshops
- and 3 more
Rental assistance programs
The ones that serve in San Joaquin 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 San Joaquin 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
$4,030
What you need before you get the keys.
What adds up
- First month
- $2,015
- Security deposit
- $2,015
- Total
- $4,030
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 San Joaquin County?
According to HUD (Fiscal year 2027): Studio: $1,525; 1 bedroom: $1,628; 2 bedrooms: $2,015; 3 bedrooms: $2,790; 4 bedrooms: $3,368. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in San Joaquin County?
Paying the 2-bedroom fair market rent ($2,015) without spending more than 30% of income takes $38.75 an hour full time, or $80,600 a year.
Who qualifies for Section 8 in San Joaquin County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $54,050 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 San Joaquin 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 $1,814 and $2,217 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in San Joaquin County?
For 2 bedrooms they run from $1,180 in 95202 to $3,020 in 95377. 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 San Joaquin County?
HUD lists 68 properties with homes for low-income households in San Joaquin 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 San Joaquin County?
HUD counts rent as a burden when it reaches 30% of income or more. In San Joaquin County, 54% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).