What is the Section 8 payment standard for ZIP 94538?

In ZIP 94538 (Oakland-Fremont, CA HUD Metro FMR Area), the FY2026 HUD Small Area Fair Market Rent for a 2-bedroom is $3,680, and the voucher payment standard typically falls between $3,312 and $4,048 (90–110% of SAFMR). Your local PHA sets the exact figure.

Why is the rent different from nearby ZIP codes?

This area uses Small Area Fair Market Rents (SAFMRs), which HUD calculates per ZIP code so that vouchers reflect neighborhood-level rents rather than one metro-wide average.

ZIP 94538 Section 8 rent & Fair Market Rent (FY2026)

ZIP-level Small Area Fair Market Rent and Section 8 voucher payment standards for 94538 — Oakland-Fremont, CA HUD Metro FMR Area.

$3,680 / mo · 2 BR SAFMR

Unit size	Small Area FMR	Payment standard (90–110%)
Studio	$2,710	$2,439–$2,981
1 BR	$3,010	$2,709–$3,311
2 BR	$3,680	$3,312–$4,048
3 BR	$4,710	$4,239–$5,181
4 BR	$5,580	$5,022–$6,138

Source: HUD FY2026 Small Area FMRs. Payment standard = 90–110% of SAFMR (HUD-published band); your PHA sets the exact standard.

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What this means

A Housing Choice Voucher in ZIP 94538 is capped at the housing authority's payment standard, generally 90–110% of the Small Area FMR shown above. The tenant typically pays about 30% of adjusted monthly income toward rent and utilities; the voucher covers the rest up to the standard, and the unit must pass an inspection and rent-reasonableness review.

Heads up: The figure above is the HUD Fair Market Rent. Your local Public Housing Authority (PHA) sets the actual payment standard — usually between 90% and 110% of it — so confirm your exact amount with the PHA that issued the voucher.

Frequently asked questions

What is the Section 8 payment standard for ZIP 94538?: In ZIP 94538 (Oakland-Fremont, CA HUD Metro FMR Area), the FY2026 HUD Small Area Fair Market Rent for a 2-bedroom is $3,680, and the voucher payment standard typically falls between $3,312 and $4,048 (90–110% of SAFMR). Your local PHA sets the exact figure.
Why is the rent different from nearby ZIP codes?: This area uses Small Area Fair Market Rents (SAFMRs), which HUD calculates per ZIP code so that vouchers reflect neighborhood-level rents rather than one metro-wide average.

This page shows official HUD Fair Market Rent data for general educational use — it is not legal, financial, or housing advice, and is not a guarantee of any voucher amount. Your local Public Housing Authority sets the actual payment standard and approves rents. Always confirm with your PHA and the official HUD FMR data.