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HUD Fair Market Rent · FY 2026

Fair Market Rent in New York by county (FY 2026)

New York has 62 counties, and HUD sets a Fair Market Rent for every one of them. For FY 2026 the median two-bedroom is $1,361. The highest is Bronx County at $2,910, the lowest Wyoming County at $973.

Median 2BR

$1,361

Highest 2BR

$2,910

Bronx County

Lowest 2BR

$973

Wyoming County

Counties

62

37 in metro areas

New York's median two-bedroom FMR is $1,361, well above the $1,018 national number. That's not the whole story. Bronx County has the highest 2BR rate at $2,910, tied for the state's top rate. Seven other counties share that exact number as part of the New York metro area, including Putnam and Rockland, both suburban counties nowhere near as dense as the Bronx. Wyoming County sits at the bottom at $973, with just over 40,000 residents. If you're pricing by ZIP code, look at Kings County. Its Small Area FMRs run from $2,510 to $4,370 across 45 of 47 ZIP codes, the widest spread anywhere in New York.

37 of the 62 counties sit inside a HUD metro area and share that metro's rate. The other 25 get a county rate built from their own rents. The New York median of $1,361 is about 34% above the national median county ($1,018). HUD also publishes ZIP-level Small Area FMRs covering 62 of the 62 counties, which is where the real variation shows up. Pick a county below for the full studio-to-four-bedroom table, payment standard ranges and ZIP rates.

The median two-bedroom moved up 5% from FY 2025. 56 counties went up, 5 went down, and the rest held.

HUD has already published FY 2027, effective October 1, 2026. Two-bedroom rates go up in 37 counties, down in 25, and hold in the rest. The table shows both years.

Fair Market Rent by county

County
Area
Studio
1 BR
2 BR
3 BR
4 BR
YoYFY 2027 2BR
Population
Bronx CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,9711,443,229
Kings CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,9712,679,620
New York CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,9711,645,867
Putnam CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,97197,942
Queens CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,9712,360,826
Richmond CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,971492,925
Rockland CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,971337,326
Westchester CountyMetro$2,529$2,655$2,910$3,644$3,959+4.7%$2,971997,904
Nassau CountyMetro$1,992$2,379$2,747$3,563$3,768+6.2%$2,6891,389,160
Suffolk CountyMetro$1,992$2,379$2,747$3,563$3,768+6.2%$2,6891,524,486
Dutchess CountyMetro$1,364$1,549$1,979$2,511$2,694+3.8%$2,131296,467
Orange CountyMetro$1,364$1,549$1,979$2,511$2,694+3.8%$2,131401,237
Ulster CountyMetro$1,303$1,386$1,818$2,245$2,407+1.1%$1,878182,153
Tompkins CountyMetro$1,263$1,466$1,753$2,102$2,624+3.0%$1,709102,555
Albany CountyMetro$1,217$1,417$1,702$2,041$2,253+14.5%$1,711315,041
Rensselaer CountyMetro$1,217$1,417$1,702$2,041$2,253+14.5%$1,711160,943
Saratoga CountyMetro$1,217$1,417$1,702$2,041$2,253+14.5%$1,711236,328
Schenectady CountyMetro$1,217$1,417$1,702$2,041$2,253+14.5%$1,711159,447
Schoharie CountyMetro$1,217$1,417$1,702$2,041$2,253+14.5%$1,71129,970
Livingston CountyMetro$1,116$1,256$1,573$1,895$2,083+10.2%$1,41661,980
Monroe CountyMetro$1,116$1,256$1,573$1,895$2,083+10.2%$1,416756,406
Ontario CountyMetro$1,116$1,256$1,573$1,895$2,083+10.2%$1,416112,288
Orleans CountyMetro$1,116$1,256$1,573$1,895$2,083+10.2%$1,41640,148
Wayne CountyMetro$1,116$1,256$1,573$1,895$2,083+10.2%$1,41691,324
Columbia CountyRural$1,249$1,263$1,434$1,730$1,899+6.5%$1,50361,469
Hamilton CountyRural$1,075$1,089$1,429$1,713$1,892+7.5%$1,2875,090
Jefferson CountyMetro$969$1,071$1,405$1,907$2,340+9.6%$1,453117,445
Madison CountyMetro$995$1,123$1,392$1,691$1,848+5.4%$1,49368,020
Onondaga CountyMetro$995$1,123$1,392$1,691$1,848+5.4%$1,493472,637
Oswego CountyMetro$995$1,123$1,392$1,691$1,848+5.4%$1,493118,037
Greene CountyRural$1,008$1,118$1,373$1,813$2,075+9.5%$1,35448,067
Warren CountyMetro$1,041$1,066$1,348$1,742$1,785-0.3%$1,34765,684
Washington CountyMetro$1,041$1,066$1,348$1,742$1,785-0.3%$1,34761,310
Erie CountyMetro$1,105$1,139$1,343$1,640$1,869+14.2%$1,423951,232
Niagara CountyMetro$1,105$1,139$1,343$1,640$1,869+14.2%$1,423212,230
Sullivan CountyRural$995$1,070$1,302$1,811$1,891+6.5%$1,29978,725
Chemung CountyMetro$949$978$1,283$1,606$1,7130.0%$1,34883,584
Clinton CountyRural$973$980$1,246$1,494$1,650+3.8%$1,20579,839
Otsego CountyRural$847$965$1,228$1,472$1,626+3.7%$1,23559,678
Cortland CountyRural$954$960$1,198$1,510$2,010+7.2%$1,17146,755
Essex CountyRural$891$903$1,185$1,455$1,645+9.2%$1,17137,314
Herkimer CountyMetro$899$926$1,172$1,405$1,623+1.1%$1,21060,293
Oneida CountyMetro$899$926$1,172$1,405$1,623+1.1%$1,210231,055
Seneca CountyRural$879$921$1,169$1,550$1,961+8.7%$1,14533,651
Genesee CountyRural$805$953$1,168$1,400$1,546+7.5%$1,11358,204
Schuyler CountyRural$792$875$1,148$1,508$1,520+8.6%$1,18017,855
Cayuga CountyRural$884$889$1,124$1,463$1,679+5.4%$1,07476,171
Broome CountyMetro$783$868$1,103$1,412$1,622-7.2%$1,219198,365
Tioga CountyMetro$783$868$1,103$1,412$1,622-7.2%$1,21948,344
Montgomery CountyRural$892$899$1,102$1,381$1,484+7.4%$1,11149,624
Yates CountyRural$756$836$1,097$1,329$1,840-1.2%$1,05724,713
Fulton CountyRural$823$828$1,087$1,303$1,468+3.5%$1,05153,280
Steuben CountyRural$865$871$1,081$1,410$1,800+6.7%$1,05893,584
St. Lawrence CountyRural$742$816$1,071$1,284$1,418+3.4%$1,041108,670
Franklin CountyRural$720$862$1,044$1,299$1,489+6.2%$1,01447,459
Delaware CountyRural$813$884$1,033$1,437$1,490+10.5%$1,01744,637
Lewis CountyRural$758$839$1,008$1,402$1,646+5.1%$1,01426,690
Cattaraugus CountyRural$778$783$1,007$1,232$1,420+5.7%$1,01477,000
Chautauqua CountyRural$680$754$975$1,287$1,291+4.5%$1,014127,440
Allegany CountyRural$750$754$974$1,243$1,464+4.4%$1,01447,222
Chenango CountyRural$848$855$973$1,353$1,482+3.7%$1,01447,096
Wyoming CountyRural$840$844$973$1,336$1,603+4.3%$1,01440,338

62 counties. HUD publishes studio through 4 bedroom rates. Tap a county for payment standards, ZIP-level rates and income needed.

Questions people ask

It depends on the county. For FY 2026 the median two-bedroom FMR across New York's 62 counties is $1,361, ranging from $973 in Wyoming County to $2,910 in Bronx County. Every county's full table is linked on this page.

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