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Renting · Section 8

Data from November 2026

Renting in Santa Cruz County, California

Santa Cruz County has a HUD fair market rent of $4,254 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $2,264 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $81.81 an hour, full time.

Figure your move-in cash Section 8 here
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Fair market rent, 2 bedrooms
$4,254
a month, HUD, Fiscal year 2027
62% more than in California
Typical rent
$2,264
a month, Census, Average 2020–2024
11% more than in California
Wage needed
$81.81
an hour, 2 bedrooms
Or $170,160 a year, to spend no more than 30% of income on rent.
Rent-burdened households
52%
spend 30% or more of income on rent
7% less than in California

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

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 Santa Cruz 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 Santa Cruz County was $3,469 a month in September 2026: 3.7% 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).
Size Fair rent per month Hourly wage Income needed per year
Studio $3,230 $62.12 $129,200
1 bedroom $3,390 $65.19 $135,600
2 bedrooms $4,254 $81.81 $170,160
3 bedrooms $5,531 $106.37 $221,240
4 bedrooms $5,748 $110.54 $229,920

HUD area: Santa Cruz-Watsonville, 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 20 ZIP codes in Santa Cruz County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $3,300 in 95076 to $5,260 in 95060. 11 ZIP codes are above the county's fair market rent ($4,254).

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)

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

Rent burden

How many households spend too much

HUD counts rent as a burden when it reaches 30% of income or more. In Santa Cruz County, 52% 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.

52%

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

38,819 households rent in Santa Cruz County

  • Spend half or more of their income 28%
  • Spend 30% or more, but less than half 23%
  • Spend less than 30% 48%

Compared with the state and the country

  • Santa Cruz 52%
  • California 55%
  • United States 51%

Low-income apartments

Low-income apartments in Santa Cruz County

HUD lists 59 properties with homes for low-income households in Santa Cruz County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.

with tax credits (LIHTC)
42
HUD-assisted
20

3,797 homes in all; 3,408 of them low-income, according to HUD.

  • Sunny Meadows Apts Tax credit (LIHTC) 220 Ross Ave, Freedom 95019 200 homes, 198 low-income · Studio: 24 · 1 bd: 32 · 2 bd: 64 · 3 bd: 64 · 4 bd: 16 · In service since 2012
  • Vista Montana Apts (watsonville) Tax credit (LIHTC) 790 Vista Montana Dr, Watsonville 95076 132 homes, 130 low-income · 2 bd: 60 · 3 bd: 51 · 4 bd: 21 · In service since 2004 · For families
  • Paloma del Mar Tax credit (LIHTC) 2030 Pajaro Ln, Freedom 95019 130 homes, 129 low-income · In service since 1993 · For older adults
  • Elizabeth Oaks Apts. HUD-assisted 1460 Jose Ave, Santa Cruz 95062 126 low-income homes · For older adults · (831) 457-5725
  • La Posada HUD-assisted 609 Frederick St, Santa Cruz 95062 150 homes, 122 low-income · For older adults · (831) 429-9230
  • Stone Creek Apts Tax credit (LIHTC) 300 Bree Ln, Watsonville 95076 120 homes, 119 low-income · 1 bd: 12 · 2 bd: 40 · 3 bd: 60 · 4 bd: 8 · In service since 2000 · For families
  • Bay Avenue Senior Apts Tax credit (LIHTC) 750 Bay Ave, Capitola 95010 108 low-income homes · 1 bd: 61 · 2 bd: 44 · In service since 2010 · For older adults
  • Pajaro Vista HUD-assisted 1955 Pajaro Ln, Freedom 95019 106 low-income homes · For older adults · (831) 728-1552
  • Clifford Manor HUD-assisted 240 Clifford Ave, Watsonville 95076 100 low-income homes · For families · (831) 724-4333
  • Independence Square HUD-assisted 1355 Madison St, Watsonville 95076 100 low-income homes · For older adults · (831) 724-6397
  • Tannery Artist Lofts Tax credit (LIHTC) 1030 River St, Santa Cruz 95060 100 homes, 99 low-income · Studio: 14 · 1 bd: 16 · 2 bd: 28 · 3 bd: 42 · In service since 2009 · For families
  • Neary Lagoon Cooperative Tax credit (LIHTC) 81 Chestnut St, Santa Cruz 95060 95 homes, 94 low-income · 1 bd: 23 · 2 bd: 30 · 3 bd: 42 · In service since 2014 · For families
  • Schapiro Knolls Tax credit (LIHTC) 33 Minto Rd, Watsonville 95076 87 low-income homes · 1 bd: 22 · 2 bd: 32 · 3 bd: 27 · 4 bd: 7 · In service since 2013 · For families
  • Garfield Park Village Tax credit (LIHTC) · HUD-assisted 721 Bay St, Santa Cruz 95060 95 homes, 84 low-income · Studio: 38 · 1 bd: 48 · 2 bd: 9 · In service since 2015 · For older adults · (831) 423-3411
  • Seaside Apartments HUD-assisted 1380 30th Ave, Santa Cruz 95062 84 low-income homes · For families · (831) 475-1841
  • Monarch Village Apts Tax credit (LIHTC) 1280 Shaffer Rd, Santa Cruz 95060 206 homes, 83 low-income · 1 bd: 77 · 2 bd: 8 · In service since 2003 · For families
  • Northgate Apts Tax credit (LIHTC) 485 Holohan Rd, Watsonville 95076 82 homes, 81 low-income · 3 bd: 82 · In service since 2000
  • Via Pacifica Gardens HUD-assisted 1860 Via Pacifica, Aptos 95003 80 low-income homes · For older adults · (831) 688-3324
  • San Lorenzo Park Apts HUD-assisted 134 Dakota Ave, Santa Cruz 95060 78 homes, 77 low-income · For older adults · (831) 427-1841
  • East Cliff Village Apartments Tax credit (LIHTC) · HUD-assisted 1635 Tremont Dr, Santa Cruz 95062 76 homes, 75 low-income · Studio: 19 · 1 bd: 56 · 2 bd: 1 · In service since 2015 · For older adults · (831) 462-2400
  • Vista Verde Townhomes Tax credit (LIHTC) 44 Stewart Ave, Freedom 95019 76 homes, 75 low-income · 2 bd: 44 · 3 bd: 29 · 4 bd: 3 · In service since 2001 · For families
  • Santa Cruz Riverfront HUD-assisted 148 Blaine St, Santa Cruz 95060 71 homes, 70 low-income · For older adults · (831) 425-1276
  • Parkhurst Terrace Tax credit (LIHTC) 100 Parkhurst Cir, Aptos 95003 68 homes, 67 low-income · 1 bd: 5 · 2 bd: 28 · 3 bd: 29 · 4 bd: 6 · In service since 2007 · For families
  • Corralitos Creek Apts Tax credit (LIHTC) 125 Pajaro Cir, Freedom 95019 64 homes, 63 low-income · 1 bd: 12 · 2 bd: 32 · 3 bd: 20 · In service since 2004 · For families
  • Ocean Street Apartments Tax credit (LIHTC) 350 Ocean St, Santa Cruz 95060 63 homes, 62 low-income · 1 bd: 16 · 2 bd: 18 · 3 bd: 29 · In service since 2021 · For families
  • Sycamore Street Commons Tax credit (LIHTC) 125 Sycamore St, Santa Cruz 95060 60 low-income homes · In service since 1998 · For families
  • Villas del Paraiso Tax credit (LIHTC) 340A Paraiso Dr, Watsonville 95076 51 homes, 50 low-income · 1 bd: 10 · 2 bd: 24 · 3 bd: 12 · 4 bd: 5 · In service since 2005 · For families
  • Mission Gardens Tax credit (LIHTC) · HUD-assisted 90 Grandview St, Santa Cruz 95060 50 low-income homes · 1 bd: 26 · 2 bd: 16 · 3 bd: 8 · In service since 2009 · For families · (831) 426-2036
  • Nueva Vista Tax credit (LIHTC) 136 Leibrandt Ave, Santa Cruz 95060 48 homes, 47 low-income · 1 bd: 1 · 2 bd: 18 · 3 bd: 21 · 4 bd: 8 · In service since 2003 · For families
  • Emerald Hill Tax credit (LIHTC) 101 Civic Center Dr, Scotts Valley 95066 46 low-income homes · 1 bd: 3 · 2 bd: 14 · 3 bd: 25 · 4 bd: 3 · In service since 1999 · For families
  • Pippin Orchards Apartments Tax credit (LIHTC) 56 Atkinson Ln, Watsonville 95076 46 homes, 45 low-income · 1 bd: 3 · 2 bd: 29 · 3 bd: 14 · In service since 2018 · For families
  • El Centro Tax credit (LIHTC) 1110 Pacific Ave, Santa Cruz 95060 44 low-income homes · In service since 1993
  • San Andreas Farm Labor Camp Tax credit (LIHTC) 295 San Andreas Rd, Watsonville 95076 43 homes, 42 low-income · 1 bd: 2 · 2 bd: 4 · 3 bd: 24 · 4 bd: 12 · In service since 2001
  • Villa La Posada Tax credit (LIHTC) 34 Ortega Dr, Watsonville 95076 42 low-income homes · In service since 1993 · For families
  • Water Street Apartments Tax credit (LIHTC) 708 Water St, Santa Cruz 95060 41 homes, 40 low-income · 1 bd: 22 · 2 bd: 19 · In service since 2019 · For people with disabilities
  • Aptos Blue Apts Tax credit (LIHTC) 3200 Aptos Rancho Rd, Aptos 95003 40 homes, 39 low-income · Studio: 4 · 1 bd: 4 · 2 bd: 16 · 3 bd: 16 · In service since 2014 · For families
  • ST. Stephens Senior Housing Tax credit (LIHTC) 2510 Soquel Ave, Santa Cruz 95062 40 homes, 39 low-income · Studio: 4 · 1 bd: 32 · 2 bd: 4 · In service since 2016
  • Via del Mar Tax credit (LIHTC) 124 W Beach St, Watsonville 95076 40 homes, 39 low-income · 1 bd: 7 · 2 bd: 20 · 3 bd: 13 · In service since 2005 · For families
  • The Farm Tax credit (LIHTC) 3120 Cunnison Ln, Soquel 95073 39 low-income homes · In service since 1993 · For families
  • Seacliff Highlands Apts Tax credit (LIHTC) 151 Canterbury Dr, Aptos 95003 39 homes, 38 low-income · 1 bd: 4 · 2 bd: 22 · 3 bd: 13 · In service since 2006 · For families
  • Gault Street Sr Hsg HUD-assisted 211 Gault St, Santa Cruz 95062 37 homes, 36 low-income · For older adults · (831) 471-1911
  • Arbor Cove HUD-assisted 84 Blackburn St, Santa Cruz 95060 35 low-income homes · For older adults · (831) 454-9548
  • Pacific Terrace Assoc Tax credit (LIHTC) 131 Landis Ave, Freedom 95019 28 low-income homes · In service since 1998 · For families
  • Dakotas, The HUD-assisted 3245 Clares St, Capitola 95010 25 homes, 24 low-income · For people with disabilities · (831) 462-6137
  • Pacific Avenue Apts Tax credit (LIHTC) 1010 Pacific Ave, Santa Cruz 95060 112 homes, 23 low-income · 1 bd: 24 · In service since 2004
  • Casa Linda HUD-assisted 1840 Maciel Ave, Santa Cruz 95062 21 homes, 20 low-income · For people with disabilities · (831) 462-1943
  • Riverwalk Apartments Tax credit (LIHTC) 110 Lindberg St, Santa Cruz 95060 21 homes, 20 low-income · 1 bd: 4 · 2 bd: 7 · 3 bd: 10 · In service since 2014 · For families
  • Pacifica Apts Tax credit (LIHTC) 201 Pacifica Blvd, Watsonville 95076 19 low-income homes · 2 bd: 13 · 3 bd: 7 · In service since 2011 · For families
  • Jardines del Valle Tax credit (LIHTC) 76 Murphy Rd, Watsonville 95076 18 low-income homes · In service since 1997 · For families
  • Monarch Housing Project HUD-assisted 2206 40th Ave, Santa Cruz 95062 18 low-income homes · For people with disabilities · (831) 469-1700
  • Stepping Out Housing HUD-assisted 740 N Plymouth St, Santa Cruz 95060 18 low-income homes · For people with disabilities · (831) 462-7176
  • Tierra Linda Tax credit (LIHTC) 490 Beck St, Watsonville 95076 18 low-income homes · In service since 1994 · For families
  • Merrill Road Apts Tax credit (LIHTC) 3201 Merrill Rd, Aptos 95003 15 low-income homes · In service since 1996 · For families
  • Grace Commons HUD-assisted 1041 Cayuga St, Santa Cruz 95062 15 homes, 14 low-income · For people with disabilities · (831) 469-1700, ext. 1021
  • Pajaro Court Tax credit (LIHTC) 170 Pennsylvania Dr, Watsonville 95076 10 low-income homes · In service since 1994 · For families
  • La Playa Tax credit (LIHTC) 218 Leibrandt Ave, Santa Cruz 95060 8 low-income homes · In service since 1993 · For older adults
  • Casa De Exito HUD-assisted 107 California St, Watsonville 95076 5 low-income homes · For people with disabilities · (831) 469-1700
  • Minto Place Apts Tax credit (LIHTC) 15 Minto Rd, Watsonville 95076 88 homes
  • Riverwalk Apts (santa Cruz) Tax credit (LIHTC) 110 Lindberg St, Santa Cruz 95060 20 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 Santa Cruz 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 Santa Cruz County. Here is what the rules say:

The rules, with their source

  1. 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. HUD

  2. 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). 24 CFR §5.603, §982.201(b)

  3. Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). 24 CFR §982.201(b)(2)

  4. 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. 24 CFR §982.1(a)(3)

  5. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. 24 CFR §982.508

  6. Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. 24 CFR §982.503(b), (c)

Mixed-status families: how assistance is figured
HUD income limits Yearly income of the whole family, before taxes.
People Extremely low (30%) Very low (50%) Low
$45,700 $76,150 $122,200
$52,200 $87,000 $139,650
$58,750 $97,900 $157,100
$65,250 $108,750 $174,550
$70,500 $117,450 $188,500
$75,700 $126,150 $202,500
$80,950 $134,850 $216,450
$86,150 $143,550 $230,450

Area median income: $137,200. HUD income limits by family size, Fiscal year 2026. Area: Santa Cruz-Watsonville, CA MSA. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

  • Studio $2,907 – $3,553
  • 1 bedroom $3,051 – $3,729
  • 2 bedrooms $3,829 – $4,679
  • 3 bedrooms $4,978 – $6,084
  • 4 bedrooms $5,173 – $6,323

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 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 Santa Cruz County

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

  • Santa Clara County Asian Law Alliance

    991 W Hedding St, San Jose · 23 miles away · Spanish

    Also serves in Cantonese, Mandarin Chinese, Korean, and Vietnamese.

    • Fair housing pre-purchase workshops
    • Homelessness services
    • and 2 more
    (408) 287-9710

  • Eden Council for Hope and Opportunity (ECHO)

    22551 2nd St Ste 200, Hayward · 46 miles away · Spanish

    (510) 581-9380

  • A-1 Community Housing Services

    22320 Foothill Blvd Ste 200, Hayward · 46 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (510) 674-9227

Rental assistance programs

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

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 Santa Cruz 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

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

Adjust advanced details
Deposit and rent in advance
The deposit, in

Let's do the math

Cash to move in

$8,508

What you need before you get the keys.

What adds up

First month
$4,254
Security deposit
$4,254
Total
$8,508

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 depositGuide: avoiding rental scamsFamily budgetHow 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 Santa Cruz County?

According to HUD (Fiscal year 2027): Studio: $3,230; 1 bedroom: $3,390; 2 bedrooms: $4,254; 3 bedrooms: $5,531; 4 bedrooms: $5,748. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Santa Cruz County?

Paying the 2-bedroom fair market rent ($4,254) without spending more than 30% of income takes $81.81 an hour full time, or $170,160 a year.

Who qualifies for Section 8 in Santa Cruz County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $108,750 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 Santa Cruz 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 $3,829 and $4,679 a month. Your agency publishes its figure.

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

For 2 bedrooms they run from $3,300 in 95076 to $5,260 in 95060. 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 Santa Cruz County?

HUD lists 59 properties with homes for low-income households in Santa Cruz County: tax-credit apartments (LIHTC) and HUD-assisted buildings. 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 Santa Cruz County?

HUD counts rent as a burden when it reaches 30% of income or more. In Santa Cruz County, 52% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).