HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Delaware County, New York (FY 2027)
A two-bedroom in Delaware County carries a FY 2027 Fair Market Rent of $1,017 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Delaware keys off that figure.
Two-bedroom FMR
$1,017
-1.5% from FY 2026
Payment standard
$915–$1,119
90% to 110% of the FMR, two-bedroom
Income to afford
$40,680
a year, with rent at 30% of income
Rank in New York
55th of 62
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $732 | $659–$805 | $29,280 | $14.08/hr | -10.0% |
| 1 bedroom | $858 | $772–$944 | $34,320 | $16.50/hr | -2.9% |
| 2 bedroom | $1,017 | $915–$1,119 | $40,680 | $19.56/hr | -1.5% |
| 3 bedroom | $1,408 | $1,267–$1,549 | $56,320 | $27.08/hr | -2.0% |
| 4 bedroom | $1,442 | $1,298–$1,586 | $57,680 | $27.73/hr | -3.2% |
Five to eight 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 | $1,658 | $1,492–$1,824 |
| 6 bedroom Estimate | $1,875 | $1,688–$2,063 |
| 7 bedroom Estimate | $2,091 | $1,882–$2,300 |
| 8 bedroom Estimate | $2,307 | $2,076–$2,538 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Delaware actually rent for?
Search any address in Delaware for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Delaware somewhere between $915 and $1,119. 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.
$1,017 a month is affordable, by HUD's 30% rule, on an income of roughly $40,680 a year. Put another way, $20 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$915 | Voucher pays at 100%$1,017 | Voucher pays at 110%$1,119 |
|---|---|---|---|---|
| $2,500 | $750 | $165 | $267 | $369 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 2% from FY 2026 ($1,033) to FY 2027 ($1,017). Since FY 2020 it's up 32% in total, about 4.0% a year. The New York median moved up 2% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $628 | $632 | $772 | $1,036 | $1,046 | — |
| FY 2021 | $646 | $650 | $764 | $1,032 | $1,036 | -1.0% |
| FY 2022 | $647 | $651 | $757 | $1,029 | $1,033 | -0.9% |
| FY 2023 | $715 | $723 | $826 | $1,135 | $1,139 | +9.1% |
| FY 2024 | $785 | $798 | $905 | $1,275 | $1,280 | +9.6% |
| FY 2025 | $808 | $812 | $935 | $1,310 | $1,314 | +3.3% |
| FY 2026 | $813 | $884 | $1,033 | $1,437 | $1,490 | +10.5% |
| FY 2027In effect | $732 | $858 | $1,017 | $1,408 | $1,442 | -1.5% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Delaware, that runs from $732 for a studio up to $1,442 for four bedrooms, all five rates in the table above.
Because Delaware 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, Stamford included.
Among New York's 62 counties, Delaware ranks 55th for two-bedroom FMR. That's about 27% below the state median of $1,385 and about 4% below the national median county at $1,063. About 44,487 people live here, 53rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,010 in 12474 (Roxbury) and $1,640 in 12406 (Arkville), with the 34 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 |
|---|---|---|---|
| 12167 | Stamford | $1,540 | +51.4% |
| 12406 | Arkville | $1,640 | +61.3% |
| 12421 | Denver | $1,050 | +3.2% |
| 12430 | Fleischmanns | $1,240 | +21.9% |
| 12434 | Grand Gorge | $1,540 | +51.4% |
| 12438 | Halcottsville | $1,020 | +0.3% |
| 12455 | Margaretville | $1,640 | +61.3% |
| 12459 | New Kingston | $1,020 | +0.3% |
| 12474 | Roxbury | $1,010 | -0.7% |
| 13731 | Andes | $1,640 | +61.3% |
| 13739 | Bloomville | $1,370 | +34.7% |
| 13740 | Bovina Center | $1,120 | +10.1% |
| 13750 | Davenport | $1,110 | +9.1% |
| 13751 | Davenport Center | $1,190 | +17.0% |
| 13752 | Delancey | $1,160 | +14.1% |
| 13753 | Delhi | $1,140 | +12.1% |
| 13755 | Downsville | $1,230 | +20.9% |
| 13756 | East Branch | $1,150 | +13.1% |
| 13757 | East Meredith | $1,500 | +47.5% |
| 13774 | Fishs Eddy | $1,020 | +0.3% |
| 13775 | Franklin | $1,110 | +9.1% |
| 13782 | Hamden | $1,020 | +0.3% |
| 13783 | Hancock | $1,220 | +20.0% |
| 13786 | Harpersfield | $1,050 | +3.2% |
| 13788 | Hobart | $1,010 | -0.7% |
| 13804 | Masonville | $1,320 | +29.8% |
| 13806 | Meridale | $1,450 | +42.6% |
| 13838 | Sidney | $1,110 | +9.1% |
| 13839 | Sidney Center | $1,010 | -0.7% |
| 13842 | South Kortright | $1,130 | +11.1% |
| 13846 | Treadwell | $1,190 | +17.0% |
| 13847 | Trout Creek | $1,010 | -0.7% |
| 13856 | Walton | $1,010 | -0.7% |
| 13860 | West Davenport | $1,300 | +27.8% |
Nearby counties
Two-bedroom FMR, with how each compares to Delaware.
Otsego County
26 mi · 60,108 people
$1,235
+21%
Schoharie County
34 mi · 30,049 people
$1,711
+68%
Sullivan County
39 mi · 79,721 people
$1,299
+28%
Chenango County
40 mi · 46,321 people
$1,014
same rate
Greene County
42 mi · 47,409 people
$1,354
+33%
Ulster County
46 mi · 182,601 people
$1,878
+85%
Broome County
51 mi · 197,378 people
$1,219
+20%
Montgomery County
52 mi · 49,528 people
$1,111
+9%
Questions people ask
$1,017 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $732 for a studio, $858 for one bedroom, $1,408 for three and $1,442 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Delaware actually go for?
HUD's number is one input. Search any address in Delaware for a rent estimate built from nearby comps. Free to start, no card.
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