HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Dutchess County, New York (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Dutchess County is $1,979 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,979
FY 2026, utilities included
Payment standard range
$1,781 to $2,177
90% to 110% of FMR
Income to afford 2BR
$79,160
per year, at 30% of income
Rank in New York
11th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Dutchess moves to $2,131. That's up 8%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Dutchess actually rent for?
Search any address in Dutchess 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 | $1,364 | $1,228 to $1,500 | $54,560 | $26.23/hr | +4.3% |
| 1 bedroom | $1,549 | $1,394 to $1,704 | $61,960 | $29.79/hr | +3.8% |
| 2 bedroom | $1,979 | $1,781 to $2,177 | $79,160 | $38.06/hr | +3.8% |
| 3 bedroom | $2,511 | $2,260 to $2,762 | $100,440 | $48.29/hr | +3.2% |
| 4 bedroom | $2,694 | $2,425 to $2,963 | $107,760 | $51.81/hr | +2.4% |
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 | $3,098 | $2,788 to $3,408 |
| 6 bedroom Estimate | $3,502 | $3,152 to $3,852 |
| 7 bedroom Estimate | $3,906 | $3,515 to $4,297 |
| 8 bedroom Estimate | $4,310 | $3,879 to $4,741 |
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 Dutchess, that runs from $1,364 for a studio up to $2,694 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Dutchess in with one other county in the Kiryas Joel-Poughkeepsie-Newburgh metro, Orange County among them, and every one of them gets $1,979 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among New York's 62 counties, Dutchess ranks 11th for two-bedroom FMR. That's about 45% above the state median of $1,361 and about 94% above the national median county at $1,018. About 296,467 people live here, 15th in the state.
Counties sharing the Kiryas Joel-Poughkeepsie-Newburgh metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,720 in 12501 (Amenia) and $2,650 in 12507 (Barrytown), with the 39 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 |
|---|---|---|---|
| 12501 | Amenia | $1,720 | -13.1% |
| 12504 | Annandale On Hudson | $1,950 | -1.5% |
| 12506 | Bangall | $1,940 | -2.0% |
| 12507 | Barrytown | $2,650 | +33.9% |
| 12508 | Beacon | $2,150 | +8.6% |
| 12510 | Billings | $1,940 | -2.0% |
| 12511 | Castle Point | $1,940 | -2.0% |
| 12512 | Chelsea | $2,120 | +7.1% |
| 12514 | Clinton Corners | $1,730 | -12.6% |
| 12522 | Dover Plains | $1,720 | -13.1% |
| 12524 | Fishkill | $2,510 | +26.8% |
| 12527 | Glenham | $2,150 | +8.6% |
| 12531 | Holmes | $2,510 | +26.8% |
| 12533 | Hopewell Junction | $2,510 | +26.8% |
| 12537 | Hughsonville | $1,940 | -2.0% |
| 12538 | Hyde Park | $1,720 | -13.1% |
| 12540 | Lagrangeville | $2,500 | +26.3% |
| 12545 | Millbrook | $1,720 | -13.1% |
| 12546 | Millerton | $1,720 | -13.1% |
| 12564 | Pawling | $2,510 | +26.8% |
| 12567 | Pine Plains | $1,910 | -3.5% |
| 12569 | Pleasant Valley | $2,330 | +17.7% |
| 12570 | Poughquag | $2,210 | +11.7% |
| 12571 | Red Hook | $1,770 | -10.6% |
| 12572 | Rhinebeck | $1,990 | +0.6% |
| 12574 | Rhinecliff | $1,990 | +0.6% |
| 12578 | Salt Point | $2,040 | +3.1% |
| 12580 | Staatsburg | $1,720 | -13.1% |
| 12581 | Stanfordville | $1,720 | -13.1% |
| 12582 | Stormville | $2,510 | +26.8% |
| 12583 | Tivoli | $2,160 | +9.1% |
| 12585 | Verbank | $2,030 | +2.6% |
| 12590 | Wappingers Falls | $2,120 | +7.1% |
| 12592 | Wassaic | $1,720 | -13.1% |
| 12594 | Wingdale | $1,720 | -13.1% |
| 12601 | Poughkeepsie | $1,780 | -10.1% |
| 12602 | Poughkeepsie | $1,940 | -2.0% |
| 12603 | Poughkeepsie | $2,050 | +3.6% |
| 12604 | Poughkeepsie | $2,050 | +3.6% |
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 Dutchess somewhere between $1,781 and $2,177. 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.
$1,979 a month is affordable, by HUD's 30% rule, on an income of roughly $79,160 a year. Put another way, $38 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% ($1,781) | HAP at 100% ($1,979) | HAP at 110% ($2,177) |
|---|---|---|---|---|
| $2,500 | $750 | $1,031 | $1,229 | $1,427 |
| $4,000 | $1,200 | $581 | $779 | $977 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($1,907) to FY 2026 ($1,979). Since FY 2020 it's up 42% in total, about 6.0% 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 | $1,021 | $1,112 | $1,397 | $1,780 | $2,049 | — |
| FY 2021 | $1,088 | $1,160 | $1,467 | $1,868 | $2,097 | +5.0% |
| FY 2022 | $1,033 | $1,107 | $1,412 | $1,796 | $2,022 | -3.7% |
| FY 2023 | $1,126 | $1,233 | $1,583 | $2,016 | $2,238 | +12.1% |
| FY 2024 | $1,237 | $1,419 | $1,825 | $2,315 | $2,560 | +15.3% |
| FY 2025 | $1,308 | $1,492 | $1,907 | $2,433 | $2,631 | +4.5% |
| FY 2026 | $1,364 | $1,549 | $1,979 | $2,511 | $2,694 | +3.8% |
| FY 2027 | $1,484 | $1,659 | $2,131 | $2,685 | $2,824 | +7.7% |
Nearby counties
Ulster County
$1,81822 mi · pop 182,153
Putnam County
$2,91024 mi · pop 97,942
Orange County
$1,97935 mi · pop 401,237
Columbia County
$1,43438 mi · pop 61,469
Greene County
$1,37341 mi · pop 48,067
Rockland County
$2,91044 mi · pop 337,326
Westchester County
$2,91044 mi · pop 997,904
Sullivan County
$1,30251 mi · pop 78,725
Questions people ask
$1,979 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,364 for a studio, $1,549 for one bedroom, $2,511 for three and $2,694 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 Dutchess actually go for?
HUD's number is one input. Search any address in Dutchess for a rent estimate built from nearby comps. 3 free searches, no card.
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