HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cortland County, New York (FY 2026)
$1,198 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Cortland County, and it's the baseline every voucher in Cortland is measured against.
2 bedroom FMR
$1,198
FY 2026, utilities included
Payment standard range
$1,078 to $1,318
90% to 110% of FMR
Income to afford 2BR
$47,920
per year, at 30% of income
Rank in New York
40th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cortland moves to $1,171. That's down 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Cortland actually rent for?
Search any address in Cortland 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 | $954 | $859 to $1,049 | $38,160 | $18.35/hr | +6.5% |
| 1 bedroom | $960 | $864 to $1,056 | $38,400 | $18.46/hr | +6.5% |
| 2 bedroom | $1,198 | $1,078 to $1,318 | $47,920 | $23.04/hr | +7.2% |
| 3 bedroom | $1,510 | $1,359 to $1,661 | $60,400 | $29.04/hr | +8.9% |
| 4 bedroom | $2,010 | $1,809 to $2,211 | $80,400 | $38.65/hr | +7.1% |
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 | $2,312 | $2,081 to $2,543 |
| 6 bedroom Estimate | $2,613 | $2,352 to $2,874 |
| 7 bedroom Estimate | $2,915 | $2,624 to $3,207 |
| 8 bedroom Estimate | $3,216 | $2,894 to $3,538 |
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 Cortland, that runs from $954 for a studio up to $2,010 for four bedrooms, all five rates in the table above.
Because Cortland 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, Cincinnatus included.
Among New York's 62 counties, Cortland ranks 40th for two-bedroom FMR. That's about 12% below the state median of $1,361 and about 18% above the national median county at $1,018. About 46,755 people live here, 52nd 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 13040 (Cincinnatus) and $1,540 in 13045 (Cortland), with the 11 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 |
|---|---|---|---|
| 13040 | Cincinnatus | $1,070 | -10.7% |
| 13045 | Cortland | $1,540 | +28.5% |
| 13056 | East Homer | $1,198County rate | — |
| 13077 | Homer | $1,380 | +15.2% |
| 13087 | Little York | $1,360 | +13.5% |
| 13101 | Mc Graw | $1,130 | -5.7% |
| 13141 | Preble | $1,300 | +8.5% |
| 13158 | Truxton | $1,190 | -0.7% |
| 13738 | Blodgett Mills | $1,160 | -3.2% |
| 13784 | Harford | $1,500 | +25.2% |
| 13803 | Marathon | $1,140 | -4.8% |
| 13863 | Willet | $1,250 | +4.3% |
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 Cortland somewhere between $1,078 and $1,318. 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.
$1,198 a month is affordable, by HUD's 30% rule, on an income of roughly $47,920 a year. Put another way, $23 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% ($1,078) | HAP at 100% ($1,198) | HAP at 110% ($1,318) |
|---|---|---|---|---|
| $2,500 | $750 | $328 | $448 | $568 |
| $4,000 | $1,200 | $0 | $0 | $118 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($1,118) to FY 2026 ($1,198). Since FY 2020 it's up 41% in total, about 5.9% 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 | $666 | $717 | $849 | $1,070 | $1,199 | — |
| FY 2021 | $678 | $733 | $870 | $1,083 | $1,285 | +2.5% |
| FY 2022 | $697 | $723 | $867 | $1,072 | $1,384 | -0.3% |
| FY 2023 | $775 | $780 | $947 | $1,153 | $1,613 | +9.2% |
| FY 2024 | $800 | $805 | $992 | $1,215 | $1,683 | +4.8% |
| FY 2025 | $896 | $901 | $1,118 | $1,387 | $1,877 | +12.7% |
| FY 2026 | $954 | $960 | $1,198 | $1,510 | $2,010 | +7.2% |
| FY 2027 | $934 | $940 | $1,171 | $1,473 | $1,957 | -2.3% |
Nearby counties
Tompkins County
$1,75320 mi · pop 102,555
Chenango County
$97325 mi · pop 47,096
Onondaga County
$1,39230 mi · pop 472,637
Madison County
$1,39232 mi · pop 68,020
Broome County
$1,10333 mi · pop 198,365
Tioga County
$1,10333 mi · pop 48,344
Cayuga County
$1,12434 mi · pop 76,171
Seneca County
$1,16938 mi · pop 33,651
Questions people ask
$1,198 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $954 for a studio, $960 for one bedroom, $1,510 for three and $2,010 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 Cortland actually go for?
HUD's number is one input. Search any address in Cortland for a rent estimate built from nearby comps. 3 free searches, no card.
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