HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Chautauqua County, New York (FY 2026)
A two-bedroom in Chautauqua County carries a FY 2026 Fair Market Rent of $975 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Chautauqua keys off that figure.
2 bedroom FMR
$975
FY 2026, utilities included
Payment standard range
$878 to $1,073
90% to 110% of FMR
Income to afford 2BR
$39,000
per year, at 30% of income
Rank in New York
59th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Chautauqua moves to $1,014. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Chautauqua actually rent for?
Search any address in Chautauqua 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 | $680 | $612 to $748 | $27,200 | $13.08/hr | -1.0% |
| 1 bedroom | $754 | $679 to $829 | $30,160 | $14.50/hr | +4.0% |
| 2 bedroom | $975 | $878 to $1,073 | $39,000 | $18.75/hr | +4.5% |
| 3 bedroom | $1,287 | $1,158 to $1,416 | $51,480 | $24.75/hr | +6.2% |
| 4 bedroom | $1,291 | $1,162 to $1,420 | $51,640 | $24.83/hr | +4.4% |
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 | $1,485 | $1,337 to $1,634 |
| 6 bedroom Estimate | $1,678 | $1,510 to $1,846 |
| 7 bedroom Estimate | $1,872 | $1,685 to $2,059 |
| 8 bedroom Estimate | $2,066 | $1,859 to $2,273 |
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 Chautauqua, that runs from $680 for a studio up to $1,291 for four bedrooms, all five rates in the table above.
Because Chautauqua 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, Jamestown included.
Among New York's 62 counties, Chautauqua ranks 59th for two-bedroom FMR. That's about 28% below the state median of $1,361 and about 4% below the national median county at $1,018. About 127,440 people live here, 23rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 14701 (Jamestown) and $1,460 in 14740 (Gerry), with the 38 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 |
|---|---|---|---|
| 14048 | Dunkirk | $1,040 | +6.7% |
| 14062 | Forestville | $1,150 | +17.9% |
| 14063 | Fredonia | $1,060 | +8.7% |
| 14081 | Irving | $1,220 | +25.1% |
| 14135 | Sheridan | $1,090 | +11.8% |
| 14136 | Silver Creek | $1,100 | +12.8% |
| 14166 | Van Buren Point | $1,000 | +2.6% |
| 14701 | Jamestown | $970 | -0.5% |
| 14702 | Jamestown | $980 | +0.5% |
| 14710 | Ashville | $970 | -0.5% |
| 14712 | Bemus Point | $970 | -0.5% |
| 14716 | Brocton | $970 | -0.5% |
| 14718 | Cassadaga | $1,050 | +7.7% |
| 14720 | Celoron | $1,080 | +10.8% |
| 14722 | Chautauqua | $970 | -0.5% |
| 14723 | Cherry Creek | $1,010 | +3.6% |
| 14724 | Clymer | $970 | -0.5% |
| 14728 | Dewittville | $1,000 | +2.6% |
| 14732 | Ellington | $1,240 | +27.2% |
| 14733 | Falconer | $970 | -0.5% |
| 14736 | Findley Lake | $1,030 | +5.6% |
| 14738 | Frewsburg | $1,070 | +9.7% |
| 14740 | Gerry | $1,460 | +49.7% |
| 14742 | Greenhurst | $970 | -0.5% |
| 14747 | Kennedy | $970 | -0.5% |
| 14750 | Lakewood | $1,370 | +40.5% |
| 14752 | Lily Dale | $1,050 | +7.7% |
| 14756 | Maple Springs | $970 | -0.5% |
| 14757 | Mayville | $970 | -0.5% |
| 14758 | Niobe | $980 | +0.5% |
| 14767 | Panama | $970 | -0.5% |
| 14769 | Portland | $970 | -0.5% |
| 14775 | Ripley | $970 | -0.5% |
| 14781 | Sherman | $1,110 | +13.8% |
| 14782 | Sinclairville | $1,160 | +19.0% |
| 14784 | Stockton | $990 | +1.5% |
| 14785 | Stow | $970 | -0.5% |
| 14787 | Westfield | $970 | -0.5% |
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 Chautauqua somewhere between $878 and $1,073. 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.
$975 a month is affordable, by HUD's 30% rule, on an income of roughly $39,000 a year. Put another way, $19 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% ($878) | HAP at 100% ($975) | HAP at 110% ($1,073) |
|---|---|---|---|---|
| $2,500 | $750 | $128 | $225 | $323 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($933) to FY 2026 ($975). Since FY 2020 it's up 34% in total, about 5.1% 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 | $540 | $594 | $725 | $935 | $1,063 | — |
| FY 2021 | $557 | $611 | $747 | $975 | $1,065 | +3.0% |
| FY 2022 | $518 | $613 | $757 | $979 | $1,062 | +1.3% |
| FY 2023 | $575 | $657 | $826 | $1,059 | $1,123 | +9.1% |
| FY 2024 | $662 | $711 | $905 | $1,168 | $1,205 | +9.6% |
| FY 2025 | $687 | $725 | $933 | $1,212 | $1,237 | +3.1% |
| FY 2026 | $680 | $754 | $975 | $1,287 | $1,291 | +4.5% |
| FY 2027 | $706 | $786 | $1,014 | $1,338 | $1,393 | +4.0% |
Nearby counties
Cattaraugus County
$1,00734 mi · pop 77,000
Erie County
$1,34348 mi · pop 951,232
Wyoming County
$97365 mi · pop 40,338
Allegany County
$97466 mi · pop 47,222
Niagara County
$1,34370 mi · pop 212,230
Genesee County
$1,16879 mi · pop 58,204
Livingston County
$1,57387 mi · pop 61,980
Orleans County
$1,57392 mi · pop 40,148
Questions people ask
$975 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $680 for a studio, $754 for one bedroom, $1,287 for three and $1,291 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 Chautauqua actually go for?
HUD's number is one input. Search any address in Chautauqua for a rent estimate built from nearby comps. 3 free searches, no card.
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