As of October 2026, HUD's fiscal 2026 fair market rents for the Modesto metro run about $1,250 to $1,280 a month for a studio, $1,350 to $1,380 for a one-bedroom and $1,750 to $1,800 for a two-bedroom. They include utilities and are voucher benchmarks, not ADU rents, so your unit may land above or below them.
What are HUD's Modesto benchmarks?
Fair market rents are HUD's yearly estimate of the 40th percentile gross rent, utilities included, used to set housing voucher limits.
| Unit | Monthly benchmark |
|---|---|
| Studio | About $1,250 to $1,280 |
| One bedroom | About $1,350 to $1,380 |
| Two bedroom | About $1,750 to $1,800 |
Republished versions of HUD's table differ slightly; confirm current values at huduser.gov.
Is there other local rent data?
The Modesto Bee reported a countywide median of about $1,750 a month for apartments and rental houses listed in early 2024, citing RentHop.
That figure is older and covers all unit sizes, so treat it as background only.
What raises or lowers ADU rent?
- Size and bedrooms. A 260 sq ft studio and a 1,192 sq ft three-bedroom compete in different markets.
- Privacy. A separate entrance, parking and a bit of yard matter to tenants.
- Utilities. Included utilities make rent comparable with HUD's gross figures.
- Condition. New construction and efficient cooling compete with newer apartments.
Can I rent my ADU for less than 30 days?
Not if it is a junior ADU or an ADU built under Government Code §66323. As of October 2026, state law requires those rentals to exceed 30 days, and junior ADUs cannot be short-term rentals.
Other ADUs follow local short-term rental rules. We confirm which category your unit is before design.
Do I have to live there to rent it out?
Not for an ADU. Government Code §66315 bars owner-occupancy rules for ADUs, as of October 2026. A junior ADU that shares a bathroom with the house is the exception.
When does rent depend most on your choices?
It depends on the renter you design for. A studio near Stanislaus State, a one-bedroom for a working adult and a two-bedroom for a family each draw different rents. Look at current listings for similar units near you, then choose the size. We can price each option in a written, itemized quote.
Related
Sources, as of October 2026: HUD Fair Market Rents, FY2026, Modesto metro area, as republished by HUD-data sites (verify at huduser.gov); The Modesto Bee, ADU explainer citing RentHop (early 2024 data); California Government Code §§66315, 66323 and 66333. Benchmarks, not rent advice.
Updated October 2026