HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Delaware County, New York (FY 2026)
A two-bedroom in Delaware County carries a FY 2026 Fair Market Rent of $1,033 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Delaware keys off that figure.
2 bedroom FMR
$1,033
FY 2026, utilities included
Payment standard range
$930 to $1,136
90% to 110% of FMR
Income to afford 2BR
$41,320
per year, at 30% of income
Rank in New York
56th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Delaware moves to $1,017. 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 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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $813 | $732 to $894 | $32,520 | $15.63/hr | +0.6% |
| 1 bedroom | $884 | $796 to $972 | $35,360 | $17.00/hr | +8.9% |
| 2 bedroom | $1,033 | $930 to $1,136 | $41,320 | $19.87/hr | +10.5% |
| 3 bedroom | $1,437 | $1,293 to $1,581 | $57,480 | $27.63/hr | +9.7% |
| 4 bedroom | $1,490 | $1,341 to $1,639 | $59,600 | $28.65/hr | +13.4% |
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 | $1,714 | $1,543 to $1,885 |
| 6 bedroom Estimate | $1,937 | $1,743 to $2,131 |
| 7 bedroom Estimate | $2,161 | $1,945 to $2,377 |
| 8 bedroom Estimate | $2,384 | $2,146 to $2,622 |
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 Delaware, that runs from $813 for a studio up to $1,490 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 56th for two-bedroom FMR. That's about 24% below the state median of $1,361 and within a couple percent of the national median county at $1,018. About 44,637 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 $970 in 12474 (Roxbury) and $1,620 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 | $1,340 | +29.7% |
| 12406 | Arkville | $1,620 | +56.8% |
| 12421 | Denver | $1,030 | -0.3% |
| 12430 | Fleischmanns | $1,130 | +9.4% |
| 12434 | Grand Gorge | $1,340 | +29.7% |
| 12438 | Halcottsville | $1,030 | -0.3% |
| 12455 | Margaretville | $1,620 | +56.8% |
| 12459 | New Kingston | $1,030 | -0.3% |
| 12474 | Roxbury | $970 | -6.1% |
| 13731 | Andes | $1,620 | +56.8% |
| 13739 | Bloomville | $1,520 | +47.1% |
| 13740 | Bovina Center | $1,190 | +15.2% |
| 13750 | Davenport | $1,070 | +3.6% |
| 13751 | Davenport Center | $980 | -5.1% |
| 13752 | Delancey | $1,180 | +14.2% |
| 13753 | Delhi | $1,220 | +18.1% |
| 13755 | Downsville | $970 | -6.1% |
| 13756 | East Branch | $1,120 | +8.4% |
| 13757 | East Meredith | $1,250 | +21.0% |
| 13774 | Fishs Eddy | $1,030 | -0.3% |
| 13775 | Franklin | $1,070 | +3.6% |
| 13782 | Hamden | $1,010 | -2.2% |
| 13783 | Hancock | $1,210 | +17.1% |
| 13786 | Harpersfield | $1,020 | -1.3% |
| 13788 | Hobart | $970 | -6.1% |
| 13804 | Masonville | $1,360 | +31.7% |
| 13806 | Meridale | $1,250 | +21.0% |
| 13838 | Sidney | $1,070 | +3.6% |
| 13839 | Sidney Center | $970 | -6.1% |
| 13842 | South Kortright | $1,220 | +18.1% |
| 13846 | Treadwell | $1,100 | +6.5% |
| 13847 | Trout Creek | $970 | -6.1% |
| 13856 | Walton | $970 | -6.1% |
| 13860 | West Davenport | $1,230 | +19.1% |
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 Delaware somewhere between $930 and $1,136. 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.
$1,033 a month is affordable, by HUD's 30% rule, on an income of roughly $41,320 a year. Put another way, $20 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% ($930) | HAP at 100% ($1,033) | HAP at 110% ($1,136) |
|---|---|---|---|---|
| $2,500 | $750 | $180 | $283 | $386 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($935) to FY 2026 ($1,033). Since FY 2020 it's up 34% in total, about 5.0% 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 | $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 2027 | $732 | $858 | $1,017 | $1,408 | $1,442 | -1.5% |
Nearby counties
Otsego County
$1,22826 mi · pop 59,678
Schoharie County
$1,70234 mi · pop 29,970
Sullivan County
$1,30239 mi · pop 78,725
Chenango County
$97340 mi · pop 47,096
Greene County
$1,37342 mi · pop 48,067
Ulster County
$1,81846 mi · pop 182,153
Broome County
$1,10351 mi · pop 198,365
Montgomery County
$1,10252 mi · pop 49,624
Questions people ask
$1,033 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $813 for a studio, $884 for one bedroom, $1,437 for three and $1,490 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 Delaware actually go for?
HUD's number is one input. Search any address in Delaware for a rent estimate built from nearby comps. 3 free searches, no card.
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