New York Fair Market Rents 2026
HUD publishes a Fair Market Rent for each of the 62 counties in New York. It is the rent estimate your housing authority starts from when it decides how much a Section 8 Housing Choice Voucher will cover. The statewide median two-bedroom Fair Market Rent is $1,361 per month, ranging from $973 in Chenango County to $2,910 in Bronx County.
What it takes to afford a two-bedroom in New York
Housing wage
$46.03/hr
Annual income needed
$95,742
Hours at minimum wage
119/wk
To rent a modest two-bedroom in New York without spending more than 30% of income on housing, a household needs to earn $46.03 per hour full time. At the state minimum wage of $15.50, that means working 119 hours a week. Source: National Low Income Housing Coalition, Out of Reach 2025.
Advertisement
FY2026 Fair Market Rents by County
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Albany County | $1,217 | $1,417 | $1,702 | $2,041 | $2,253 |
| Allegany County | $750 | $754 | $974 | $1,243 | $1,464 |
| Bronx County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Broome County | $783 | $868 | $1,103 | $1,412 | $1,622 |
| Cattaraugus County | $778 | $783 | $1,007 | $1,232 | $1,420 |
| Cayuga County | $884 | $889 | $1,124 | $1,463 | $1,679 |
| Chautauqua County | $680 | $754 | $975 | $1,287 | $1,291 |
| Chemung County | $949 | $978 | $1,283 | $1,606 | $1,713 |
| Chenango County | $848 | $855 | $973 | $1,353 | $1,482 |
| Clinton County | $973 | $980 | $1,246 | $1,494 | $1,650 |
| Columbia County | $1,249 | $1,263 | $1,434 | $1,730 | $1,899 |
| Cortland County | $954 | $960 | $1,198 | $1,510 | $2,010 |
| Delaware County | $813 | $884 | $1,033 | $1,437 | $1,490 |
| Dutchess County | $1,364 | $1,549 | $1,979 | $2,511 | $2,694 |
| Erie County | $1,105 | $1,139 | $1,343 | $1,640 | $1,869 |
| Essex County | $891 | $903 | $1,185 | $1,455 | $1,645 |
| Franklin County | $720 | $862 | $1,044 | $1,299 | $1,489 |
| Fulton County | $823 | $828 | $1,087 | $1,303 | $1,468 |
| Genesee County | $805 | $953 | $1,168 | $1,400 | $1,546 |
| Greene County | $1,008 | $1,118 | $1,373 | $1,813 | $2,075 |
| Hamilton County | $1,075 | $1,089 | $1,429 | $1,713 | $1,892 |
| Herkimer County | $899 | $926 | $1,172 | $1,405 | $1,623 |
| Jefferson County | $969 | $1,071 | $1,405 | $1,907 | $2,340 |
| Kings County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Lewis County | $758 | $839 | $1,008 | $1,402 | $1,646 |
| Livingston County | $1,116 | $1,256 | $1,573 | $1,895 | $2,083 |
| Madison County | $995 | $1,123 | $1,392 | $1,691 | $1,848 |
| Monroe County | $1,116 | $1,256 | $1,573 | $1,895 | $2,083 |
| Montgomery County | $892 | $899 | $1,102 | $1,381 | $1,484 |
| Nassau County | $1,992 | $2,379 | $2,747 | $3,563 | $3,768 |
| New York County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Niagara County | $1,105 | $1,139 | $1,343 | $1,640 | $1,869 |
| Oneida County | $899 | $926 | $1,172 | $1,405 | $1,623 |
| Onondaga County | $995 | $1,123 | $1,392 | $1,691 | $1,848 |
| Ontario County | $1,116 | $1,256 | $1,573 | $1,895 | $2,083 |
| Orange County | $1,364 | $1,549 | $1,979 | $2,511 | $2,694 |
| Orleans County | $1,116 | $1,256 | $1,573 | $1,895 | $2,083 |
| Oswego County | $995 | $1,123 | $1,392 | $1,691 | $1,848 |
| Otsego County | $847 | $965 | $1,228 | $1,472 | $1,626 |
| Putnam County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Queens County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Rensselaer County | $1,217 | $1,417 | $1,702 | $2,041 | $2,253 |
| Richmond County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Rockland County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Saratoga County | $1,217 | $1,417 | $1,702 | $2,041 | $2,253 |
| Schenectady County | $1,217 | $1,417 | $1,702 | $2,041 | $2,253 |
| Schoharie County | $1,217 | $1,417 | $1,702 | $2,041 | $2,253 |
| Schuyler County | $792 | $875 | $1,148 | $1,508 | $1,520 |
| Seneca County | $879 | $921 | $1,169 | $1,550 | $1,961 |
| St. Lawrence County | $742 | $816 | $1,071 | $1,284 | $1,418 |
| Steuben County | $865 | $871 | $1,081 | $1,410 | $1,800 |
| Suffolk County | $1,992 | $2,379 | $2,747 | $3,563 | $3,768 |
| Sullivan County | $995 | $1,070 | $1,302 | $1,811 | $1,891 |
| Tioga County | $783 | $868 | $1,103 | $1,412 | $1,622 |
| Tompkins County | $1,263 | $1,466 | $1,753 | $2,102 | $2,624 |
| Ulster County | $1,303 | $1,386 | $1,818 | $2,245 | $2,407 |
| Warren County | $1,041 | $1,066 | $1,348 | $1,742 | $1,785 |
| Washington County | $1,041 | $1,066 | $1,348 | $1,742 | $1,785 |
| Wayne County | $1,116 | $1,256 | $1,573 | $1,895 | $2,083 |
| Westchester County | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 |
| Wyoming County | $840 | $844 | $973 | $1,336 | $1,603 |
| Yates County | $756 | $836 | $1,097 | $1,329 | $1,840 |
Find a housing authority in New York
Fair Market Rent sets the ceiling, but the housing authority issuing your voucher sets the payment standard and runs the waiting list. Start there.
For FY2026, Bronx County has the highest two-bedroom Fair Market Rent in New York at $2,910 per month, while Chenango County has the lowest at $973. The statewide median two-bedroom FMR is $1,361.
No. Each housing authority in New York sets its own payment standard, anywhere from 90% to 110% of the HUD Fair Market Rent for its area, and some receive HUD approval to go higher. Two authorities serving the same county can pay different amounts, so confirm the figure with the authority that will issue your voucher.
Find your county in the table below to see the FY2026 rent HUD estimates for each bedroom size. That figure is the starting point your housing authority uses to set its payment standard, which caps the subsidy on your unit. You generally pay about 30% of your adjusted monthly income, with the voucher covering the rest up to that cap.
Source: HUD Fair Market Rents FY2026 · huduser.gov