Section 8 · San Mateo County
Data from November 2026
How much does Section 8 pay in San Mateo County, California?
HUD sets the 2-bedroom fair market rent in San Mateo County at $3,697 a month (Fiscal year 2027). From that figure, your housing agency sets its payment standard, which as a rule runs from $3,327 to $4,067. The voucher pays up to that standard, minus your share: generally 30% of your adjusted monthly income.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $3,697
- a month, HUD, Fiscal year 2027
- 40% more than in California
- Possible payment standard, 2 BR
- $3,327 – $4,067
- 90% to 110% of the fair market rent
- By ZIP code, 2 BR
- $3,250 – $5,050
- across 30 ZIP codes
- Section 8 vouchers
- 5,321
- at 1 agency based here
Only here
Section 8 in San Mateo County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Only 1 of the 58 counties in California has a higher 2-bedroom fair market rent than San Mateo County ($3,697 a month).
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Only 1 of the 58 counties in California has a higher very low income limit (50%) than San Mateo County for a family of 4 ($105,050 a year).
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Across the 30 ZIP codes in San Mateo County, the 2-bedroom ZIP code fair market rent runs from $3,250 in 94014 to $5,050 in 94404: 55% more.
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Next door, in Alameda County, HUD sets the 2-bedroom fair market rent at $2,805: 24% less than in San Mateo County ($3,697).
Sources: HUD (Fiscal year 2027); HUD (Fiscal year 2026); HUD (Fiscal year 2027).
Fair market rent and payment standard
What the voucher can pay, by size
Each year HUD publishes a fair market rent (FMR) for each home size in San Mateo County. Your housing agency uses it to set its payment standard: the most the voucher can pay toward rent and utilities.
- 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. Source: 24 CFR §888.113
- 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)
- Above 110% is an exception payment standard. Up to 120%, the agency only has to notify HUD that it meets certain criteria. Source: 24 CFR §982.503(d)
| Size | Fair rent per month | Possible payment standard |
|---|---|---|
| Studio | $2,574 | $2,317 – $2,831 |
| 1 bedroom | $3,003 | $2,703 – $3,303 |
| 2 bedrooms | $3,697 | $3,327 – $4,067 |
| 3 bedrooms | $4,832 | $4,349 – $5,315 |
| 4 bedrooms | $5,439 | $4,895 – $5,983 |
HUD area: San Francisco, CA HUD Metro FMR Area. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent of each ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 30 ZIP codes in San Mateo County (Fiscal year 2027). Where they are used, they are the basis of your home’s payment standard.
For 2 bedrooms they run from $3,250 in 94014 to $5,050 in 94404. With the 90% to 110% rule, the payment standard could run from $2,925 to $3,575 in 94014 and from $4,545 to $5,555 in 94404.
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)
Lowest and highest, by size
- Studio $2,240 – $3,520
- 1 bedroom $2,680 – $4,100
- 2 bedrooms $3,250 – $5,050
- 3 bedrooms $4,150 – $6,600
- 4 bedrooms $4,380 – $7,430
| ZIP code | Studio | 1 bd | 2 bd | 3 bd | 4 bd |
|---|---|---|---|---|---|
| 94002 | $2,740 | $3,200 | $3,940 | $5,150 | $5,800 |
| 94005 | $2,470 | $2,880 | $3,540 | $4,630 | $5,210 |
| 94010 | $2,700 | $3,150 | $3,880 | $5,070 | $5,710 |
| 94014 | $2,240 | $2,680 | $3,250 | $4,150 | $4,380 |
| 94015 | $2,650 | $3,090 | $3,800 | $4,970 | $5,590 |
| 94018 | $2,310 | $2,700 | $3,320 | $4,340 | $4,880 |
| 94019 | $2,310 | $2,700 | $3,320 | $4,340 | $4,880 |
| 94020 | $2,980 | $3,320 | $4,100 | $5,370 | $5,830 |
| 94021 | $2,740 | $3,190 | $3,930 | $5,140 | $5,780 |
| 94025 | $2,990 | $3,490 | $4,290 | $5,610 | $6,310 |
| 94027 | $2,900 | $3,380 | $4,160 | $5,440 | $6,110 |
| 94028 | $2,700 | $3,120 | $3,790 | $5,000 | $5,540 |
| 94030 | $3,110 | $3,620 | $4,460 | $5,830 | $6,560 |
| 94037 | $2,900 | $3,390 | $4,170 | $5,450 | $6,130 |
| 94038 | $2,310 | $2,700 | $3,320 | $4,340 | $4,880 |
| 94044 | $2,900 | $3,390 | $4,170 | $5,450 | $6,130 |
| 94060 | $2,870 | $3,190 | $3,930 | $5,140 | $5,780 |
| 94061 | $2,650 | $3,100 | $3,810 | $4,980 | $5,600 |
| 94062 | $2,690 | $3,140 | $3,870 | $5,060 | $5,690 |
| 94063 | $2,680 | $3,130 | $3,850 | $5,030 | $5,660 |
| 94065 | $3,040 | $3,550 | $4,370 | $5,710 | $6,430 |
| 94066 | $2,490 | $2,910 | $3,580 | $4,680 | $5,270 |
| 94070 | $2,670 | $3,120 | $3,840 | $5,020 | $5,650 |
| 94074 | $2,510 | $2,930 | $3,600 | $4,710 | $5,300 |
| 94080 | $2,530 | $2,960 | $3,640 | $4,760 | $5,350 |
| 94128 | $2,740 | $3,190 | $3,930 | $5,140 | $5,780 |
| 94401 | $2,490 | $2,910 | $3,580 | $4,680 | $5,270 |
| 94402 | $2,810 | $3,360 | $4,070 | $5,200 | $5,800 |
| 94403 | $3,130 | $3,650 | $4,490 | $5,870 | $6,610 |
| 94404 | $3,520 | $4,100 | $5,050 | $6,600 | $7,430 |
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
How it is figured
What the voucher pays and what you pay
The housing agency pays the owner directly. This is how it is figured, under HUD’s rules:
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The payment standard is the most the voucher pays. The agency pays the lower of the payment standard minus your share, or the rent with utilities minus your share. Source: 24 CFR §982.505(a), (b)
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Your share (the total tenant payment) is the highest of 30% of your adjusted monthly income, 10% of your monthly income, the part of public assistance set aside for housing, or the minimum rent. Source: 24 CFR §5.628(a)
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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)
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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 §982.305(a)(5), §982.508
A family of 4 earning HUD’s extremely low income limit in San Mateo County has $63,050 a year, about $5,254 a month. 30% of that income is $1,576. Since adjusted income is the same or lower, the family’s share would generally not be more than that. If the agency sets the payment standard equal to the fair market rent ($3,697) and the 2-bedroom home rents for that, the voucher would pay about $2,121 or more.
- Rent, equal to the fair market rent
- $3,697
- Family share, at most
- $1,576
- Voucher payment, at least
- $2,121
This is only an example. Your agency figures your adjusted income, the home size you get and its own payment standard. Sources: HUD fair market rent (Fiscal year 2027) and HUD income limits (Fiscal year 2026).
How to apply
Where and how to ask for a voucher in San Mateo County
2 housing agencies are based in San Mateo County. This is how you apply:
- 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
- Because demand is high, you may need to sign up on several waiting lists. You do not need to live where you apply. Source: HUD
- Generally, your family must have very low income: no more than 50% of the area median income. In San Mateo County, for a family of 4 that limit is $105,050 a year (Fiscal year 2026). Source: 24 CFR §5.603, §982.201(b)
How much can you earn? Check your case Section 8 and mixed-status families: how it worksRental help and public charge: what the rules sayHow to avoid rental scams: the signs and what to do
Housing agencies that serve this place
- Housing Authority of the County of San Mateo Public housing and Section 8 vouchers · 5,321 vouchers (650) 802-3300 Housing Authority of the County of San Mateo: housing@smchousing.org
- City of South San Francisco Housing Authority Public housing · 80 public housing units (650) 583-7631 City of South San Francisco Housing Authority: sosfha@sbcglobal.net
Housing agencies in California HUD list of housing agencies Source: HUD, Retrieved November 6, 2026
Frequently asked questions
How much does Section 8 pay for 2 bedrooms in San Mateo County?
It depends on your agency’s payment standard and your income. HUD sets the 2-bedroom fair market rent at $3,697 (Fiscal year 2027), and the basic payment standard can run from $3,327 to $4,067. The voucher pays up to that standard minus your share.
How much do I pay with a voucher?
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. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income.
Does the payment standard change by ZIP code in San Mateo County?
For 2 bedrooms they run from $3,250 in 94014 to $5,050 in 94404. With the 90% to 110% rule, the payment standard could run from $2,925 to $3,575 in 94014 and from $4,545 to $5,555 in 94404. 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.
Where do I apply for Section 8 in San Mateo County?
At a public housing agency. 2 are based in San Mateo County, such as Housing Authority of the County of San Mateo and City of South San Francisco Housing Authority. If you qualify, your name usually goes on a waiting list. You can sign up on several: you do not need to live where you apply.
Who qualifies for Section 8 in San Mateo County?
Generally, your family must have very low income: no more than 50% of the area median income. In San Mateo County, for a family of 4 that limit is $105,050 a year (Fiscal year 2026).