HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cayuga County, New York (FY 2026)
$1,124 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Cayuga County, and it's the baseline every voucher in Cayuga is measured against.
2 bedroom FMR
$1,124
FY 2026, utilities included
Payment standard range
$1,012 to $1,236
90% to 110% of FMR
Income to afford 2BR
$44,960
per year, at 30% of income
Rank in New York
47th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cayuga moves to $1,074. That's down 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Cayuga actually rent for?
Search any address in Cayuga for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $884 | $796 to $972 | $35,360 | $17.00/hr | +7.8% |
| 1 bedroom | $889 | $800 to $978 | $35,560 | $17.10/hr | +7.6% |
| 2 bedroom | $1,124 | $1,012 to $1,236 | $44,960 | $21.62/hr | +5.4% |
| 3 bedroom | $1,463 | $1,317 to $1,609 | $58,520 | $28.13/hr | +7.3% |
| 4 bedroom | $1,679 | $1,511 to $1,847 | $67,160 | $32.29/hr | +5.7% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $1,931 | $1,738 to $2,124 |
| 6 bedroom Estimate | $2,183 | $1,965 to $2,401 |
| 7 bedroom Estimate | $2,435 | $2,192 to $2,679 |
| 8 bedroom Estimate | $2,686 | $2,417 to $2,955 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Cayuga, that runs from $884 for a studio up to $1,679 for four bedrooms, all five rates in the table above.
Because Cayuga sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Auburn included.
Among New York's 62 counties, Cayuga ranks 47th for two-bedroom FMR. That's about 17% below the state median of $1,361 and about 10% above the national median county at $1,018. About 76,171 people live here, 36th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,070 in 13118 (Moravia) and $1,690 in 13081 (King Ferry), with the 19 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 13021 | Auburn | $1,190 | +5.9% |
| 13022 | Auburn | $1,120 | -0.4% |
| 13024 | Auburn | $1,140 | +1.4% |
| 13026 | Aurora | $1,580 | +40.6% |
| 13033 | Cato | $1,270 | +13.0% |
| 13034 | Cayuga | $1,180 | +5.0% |
| 13071 | Genoa | $1,270 | +13.0% |
| 13081 | King Ferry | $1,690 | +50.4% |
| 13092 | Locke | $1,540 | +37.0% |
| 13111 | Martville | $1,260 | +12.1% |
| 13113 | Meridian | $1,270 | +13.0% |
| 13117 | Montezuma | $1,180 | +5.0% |
| 13118 | Moravia | $1,070 | -4.8% |
| 13139 | Poplar Ridge | $1,120 | -0.4% |
| 13140 | Port Byron | $1,190 | +5.9% |
| 13147 | Scipio Center | $1,190 | +5.9% |
| 13156 | Sterling | $1,290 | +14.8% |
| 13160 | Union Springs | $1,280 | +13.9% |
| 13166 | Weedsport | $1,190 | +5.9% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Cayuga somewhere between $1,012 and $1,236. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,124 a month is affordable, by HUD's 30% rule, on an income of roughly $44,960 a year. Put another way, $22 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,012) | HAP at 100% ($1,124) | HAP at 110% ($1,236) |
|---|---|---|---|---|
| $2,500 | $750 | $262 | $374 | $486 |
| $4,000 | $1,200 | $0 | $0 | $36 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,066) to FY 2026 ($1,124). Since FY 2020 it's up 38% in total, about 5.5% a year. The New York median moved up 5% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $603 | $657 | $817 | $1,032 | $1,127 | — |
| FY 2021 | $638 | $685 | $847 | $1,076 | $1,197 | +3.7% |
| FY 2022 | $633 | $677 | $846 | $1,072 | $1,199 | -0.1% |
| FY 2023 | $728 | $734 | $937 | $1,181 | $1,371 | +10.8% |
| FY 2024 | $728 | $733 | $958 | $1,210 | $1,409 | +2.2% |
| FY 2025 | $820 | $826 | $1,066 | $1,363 | $1,588 | +11.3% |
| FY 2026 | $884 | $889 | $1,124 | $1,463 | $1,679 | +5.4% |
| FY 2027 | $872 | $877 | $1,074 | $1,424 | $1,637 | -4.4% |
Nearby counties
Seneca County
$1,16917 mi · pop 33,651
Onondaga County
$1,39222 mi · pop 472,637
Wayne County
$1,57329 mi · pop 91,324
Tompkins County
$1,75332 mi · pop 102,555
Yates County
$1,09732 mi · pop 24,713
Cortland County
$1,19834 mi · pop 46,755
Ontario County
$1,57334 mi · pop 112,288
Schuyler County
$1,14839 mi · pop 17,855
Questions people ask
$1,124 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $884 for a studio, $889 for one bedroom, $1,463 for three and $1,679 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Cayuga actually go for?
HUD's number is one input. Search any address in Cayuga for a rent estimate built from nearby comps. 3 free searches, no card.
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