HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Clinton County, New York (FY 2026)
A two-bedroom in Clinton County carries a FY 2026 Fair Market Rent of $1,246 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Clinton keys off that figure.
2 bedroom FMR
$1,246
FY 2026, utilities included
Payment standard range
$1,121 to $1,371
90% to 110% of FMR
Income to afford 2BR
$49,840
per year, at 30% of income
Rank in New York
38th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Clinton moves to $1,205. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Clinton actually rent for?
Search any address in Clinton 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 | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +3.0% |
| 1 bedroom | $980 | $882 to $1,078 | $39,200 | $18.85/hr | +3.0% |
| 2 bedroom | $1,246 | $1,121 to $1,371 | $49,840 | $23.96/hr | +3.8% |
| 3 bedroom | $1,494 | $1,345 to $1,643 | $59,760 | $28.73/hr | +3.3% |
| 4 bedroom | $1,650 | $1,485 to $1,815 | $66,000 | $31.73/hr | +3.7% |
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 | $1,898 | $1,708 to $2,088 |
| 6 bedroom Estimate | $2,145 | $1,931 to $2,360 |
| 7 bedroom Estimate | $2,393 | $2,154 to $2,632 |
| 8 bedroom Estimate | $2,640 | $2,376 to $2,904 |
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 Clinton, that runs from $973 for a studio up to $1,650 for four bedrooms, all five rates in the table above.
Because Clinton 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, Plattsburgh included.
Among New York's 62 counties, Clinton ranks 38th for two-bedroom FMR. That's about 8% below the state median of $1,361 and about 22% above the national median county at $1,018. About 79,839 people live here, 33rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,080 in 12933 (Ellenburg) and $1,820 in 12903 (Plattsburgh), with the 25 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 |
|---|---|---|---|
| 12901 | Plattsburgh | $1,300 | +4.3% |
| 12903 | Plattsburgh | $1,820 | +46.1% |
| 12910 | Altona | $1,160 | -6.9% |
| 12911 | Keeseville | $1,380 | +10.8% |
| 12912 | Au Sable Forks | $1,180 | -5.3% |
| 12918 | Cadyville | $1,230 | -1.3% |
| 12919 | Champlain | $1,260 | +1.1% |
| 12921 | Chazy | $1,210 | -2.9% |
| 12923 | Churubusco | $1,120 | -10.1% |
| 12924 | Keeseville | $1,270 | +1.9% |
| 12929 | Dannemora | $1,160 | -6.9% |
| 12933 | Ellenburg | $1,080 | -13.3% |
| 12934 | Ellenburg Center | $1,080 | -13.3% |
| 12935 | Ellenburg Depot | $1,110 | -10.9% |
| 12952 | Lyon Mountain | $1,140 | -8.5% |
| 12955 | Lyon Mountain | $1,120 | -10.1% |
| 12958 | Mooers | $1,210 | -2.9% |
| 12959 | Mooers Forks | $1,130 | -9.3% |
| 12962 | Morrisonville | $1,340 | +7.5% |
| 12972 | Peru | $1,390 | +11.6% |
| 12978 | Redford | $1,170 | -6.1% |
| 12979 | Rouses Point | $1,080 | -13.3% |
| 12981 | Saranac | $1,170 | -6.1% |
| 12985 | Schuyler Falls | $1,270 | +1.9% |
| 12992 | West Chazy | $1,220 | -2.1% |
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 Clinton somewhere between $1,121 and $1,371. 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.
$1,246 a month is affordable, by HUD's 30% rule, on an income of roughly $49,840 a year. Put another way, $24 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% ($1,121) | HAP at 100% ($1,246) | HAP at 110% ($1,371) |
|---|---|---|---|---|
| $2,500 | $750 | $371 | $496 | $621 |
| $4,000 | $1,200 | $0 | $46 | $171 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($1,200) to FY 2026 ($1,246). Since FY 2020 it's up 48% in total, about 6.7% 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 | $636 | $671 | $842 | $1,092 | $1,168 | — |
| FY 2021 | $692 | $697 | $884 | $1,150 | $1,266 | +5.0% |
| FY 2022 | $682 | $686 | $884 | $1,134 | $1,219 | 0.0% |
| FY 2023 | $774 | $779 | $992 | $1,244 | $1,341 | +12.2% |
| FY 2024 | $821 | $826 | $1,047 | $1,283 | $1,395 | +5.5% |
| FY 2025 | $945 | $951 | $1,200 | $1,446 | $1,591 | +14.6% |
| FY 2026 | $973 | $980 | $1,246 | $1,494 | $1,650 | +3.8% |
| FY 2027 | $936 | $942 | $1,205 | $1,436 | $1,630 | -3.3% |
Nearby counties
Franklin County
$1,04433 mi · pop 47,459
Essex County
$1,18543 mi · pop 37,314
St. Lawrence County
$1,07172 mi · pop 108,670
Warren County
$1,34883 mi · pop 65,684
Hamilton County
$1,42986 mi · pop 5,090
Washington County
$1,34899 mi · pop 61,310
Lewis County
$1,008112 mi · pop 26,690
Fulton County
$1,087118 mi · pop 53,280
Questions people ask
$1,246 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $973 for a studio, $980 for one bedroom, $1,494 for three and $1,650 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 Clinton actually go for?
HUD's number is one input. Search any address in Clinton for a rent estimate built from nearby comps. 3 free searches, no card.
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