HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Chemung County, New York (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Chemung County is $1,283 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,283
FY 2026, utilities included
Payment standard range
$1,155 to $1,411
90% to 110% of FMR
Income to afford 2BR
$51,320
per year, at 30% of income
Rank in New York
37th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Chemung moves to $1,348. That's up 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Chemung actually rent for?
Search any address in Chemung 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 | $949 | $854 to $1,044 | $37,960 | $18.25/hr | -1.1% |
| 1 bedroom | $978 | $880 to $1,076 | $39,120 | $18.81/hr | 0.0% |
| 2 bedroom | $1,283 | $1,155 to $1,411 | $51,320 | $24.67/hr | 0.0% |
| 3 bedroom | $1,606 | $1,445 to $1,767 | $64,240 | $30.88/hr | -1.4% |
| 4 bedroom | $1,713 | $1,542 to $1,884 | $68,520 | $32.94/hr | -0.3% |
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 | $1,970 | $1,773 to $2,167 |
| 6 bedroom Estimate | $2,227 | $2,004 to $2,450 |
| 7 bedroom Estimate | $2,484 | $2,236 to $2,732 |
| 8 bedroom Estimate | $2,741 | $2,467 to $3,015 |
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 Chemung, that runs from $949 for a studio up to $1,713 for four bedrooms, all five rates in the table above.
Chemung is its own HUD metro area (Elmira, NY), so the rate here is set from rents inside the county rather than a wider region.
Among New York's 62 counties, Chemung ranks 37th for two-bedroom FMR. That's about 6% below the state median of $1,361 and about 26% above the national median county at $1,018. About 83,584 people live here, 32nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,160 in 14825 (Chemung) and $1,530 in 14864 (Millport), with the 16 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 |
|---|---|---|---|
| 14814 | Big Flats | $1,450 | +13.0% |
| 14816 | Breesport | $1,250 | -2.6% |
| 14825 | Chemung | $1,160 | -9.6% |
| 14838 | Erin | $1,160 | -9.6% |
| 14845 | Horseheads | $1,430 | +11.5% |
| 14861 | Lowman | $1,360 | +6.0% |
| 14864 | Millport | $1,530 | +19.3% |
| 14871 | Pine City | $1,350 | +5.2% |
| 14872 | Pine Valley | $1,160 | -9.6% |
| 14889 | Van Etten | $1,310 | +2.1% |
| 14894 | Wellsburg | $1,420 | +10.7% |
| 14901 | Elmira | $1,160 | -9.6% |
| 14902 | Elmira | $1,280 | -0.2% |
| 14903 | Elmira | $1,170 | -8.8% |
| 14904 | Elmira | $1,260 | -1.8% |
| 14905 | Elmira | $1,370 | +6.8% |
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 Chemung somewhere between $1,155 and $1,411. 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.
$1,283 a month is affordable, by HUD's 30% rule, on an income of roughly $51,320 a year. Put another way, $25 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% ($1,155) | HAP at 100% ($1,283) | HAP at 110% ($1,411) |
|---|---|---|---|---|
| $2,500 | $750 | $405 | $533 | $661 |
| $4,000 | $1,200 | $0 | $83 | $211 |
Rate history
The two-bedroom rate didn't move from FY 2025 to FY 2026. It was $1,283 then and it's $1,283 now. Since FY 2020 it's up 53% in total, about 7.3% 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 | $647 | $671 | $839 | $1,108 | $1,146 | — |
| FY 2021 | $729 | $733 | $924 | $1,220 | $1,283 | +10.1% |
| FY 2022 | $738 | $743 | $944 | $1,241 | $1,339 | +2.2% |
| FY 2023 | $808 | $810 | $1,039 | $1,333 | $1,481 | +10.1% |
| FY 2024 | $905 | $922 | $1,208 | $1,560 | $1,697 | +16.3% |
| FY 2025 | $960 | $978 | $1,283 | $1,628 | $1,719 | +6.2% |
| FY 2026 | $949 | $978 | $1,283 | $1,606 | $1,713 | 0.0% |
| FY 2027 | $1,020 | $1,030 | $1,348 | $1,643 | $1,793 | +5.1% |
Nearby counties
Schuyler County
$1,14818 mi · pop 17,855
Tioga County
$1,10323 mi · pop 48,344
Tompkins County
$1,75329 mi · pop 102,555
Steuben County
$1,08132 mi · pop 93,584
Yates County
$1,09736 mi · pop 24,713
Seneca County
$1,16942 mi · pop 33,651
Broome County
$1,10346 mi · pop 198,365
Cortland County
$1,19848 mi · pop 46,755
Questions people ask
$1,283 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $949 for a studio, $978 for one bedroom, $1,606 for three and $1,713 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 Chemung actually go for?
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