HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Dutchess County, New York (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Dutchess County is $2,131 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$2,131
+7.7% from FY 2026
Payment standard
$1,918–$2,344
90% to 110% of the FMR, two-bedroom
Income to afford
$85,240
a year, with rent at 30% of income
Rank in New York
11th 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 | $1,484 | $1,336–$1,632 | $59,360 | $28.54/hr | +8.8% |
| 1 bedroom | $1,659 | $1,493–$1,825 | $66,360 | $31.90/hr | +7.1% |
| 2 bedroom | $2,131 | $1,918–$2,344 | $85,240 | $40.98/hr | +7.7% |
| 3 bedroom | $2,685 | $2,417–$2,954 | $107,400 | $51.63/hr | +6.9% |
| 4 bedroom | $2,824 | $2,542–$3,106 | $112,960 | $54.31/hr | +4.8% |
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 | $3,248 | $2,923–$3,573 |
| 6 bedroom Estimate | $3,671 | $3,304–$4,038 |
| 7 bedroom Estimate | $4,095 | $3,686–$4,505 |
| 8 bedroom Estimate | $4,518 | $4,066–$4,970 |
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 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.
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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 Dutchess somewhere between $1,918 and $2,344. 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.
$2,131 a month is affordable, by HUD's 30% rule, on an income of roughly $85,240 a year. Put another way, $41 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%$1,918 | Voucher pays at 100%$2,131 | Voucher pays at 110%$2,344 |
|---|---|---|---|---|
| $2,500 | $750 | $1,168 | $1,381 | $1,594 |
| $4,000 | $1,200 | $718 | $931 | $1,144 |
Rate history
The two-bedroom rate went up 8% from FY 2026 ($1,979) to FY 2027 ($2,131). Since FY 2020 it's up 53% in total, about 6.2% 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 | $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 2027In effect | $1,484 | $1,659 | $2,131 | $2,685 | $2,824 | +7.7% |
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 Dutchess, that runs from $1,484 for a studio up to $2,824 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 $2,131 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 54% above the state median of $1,385 and about 100% above the national median county at $1,063. About 298,220 people live here, 15th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,790 in 12514 (Clinton Corners) and $3,010 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 | $1,810 | -15.1% |
| 12504 | Annandale On Hudson | $2,100 | -1.5% |
| 12506 | Bangall | $2,080 | -2.4% |
| 12507 | Barrytown | $3,010 | +41.2% |
| 12508 | Beacon | $2,310 | +8.4% |
| 12510 | Billings | $2,080 | -2.4% |
| 12511 | Castle Point | $2,080 | -2.4% |
| 12512 | Chelsea | $2,250 | +5.6% |
| 12514 | Clinton Corners | $1,790 | -16.0% |
| 12522 | Dover Plains | $1,790 | -16.0% |
| 12524 | Fishkill | $2,620 | +22.9% |
| 12527 | Glenham | $2,320 | +8.9% |
| 12531 | Holmes | $2,620 | +22.9% |
| 12533 | Hopewell Junction | $2,620 | +22.9% |
| 12537 | Hughsonville | $2,080 | -2.4% |
| 12538 | Hyde Park | $1,790 | -16.0% |
| 12540 | Lagrangeville | $2,790 | +30.9% |
| 12545 | Millbrook | $1,790 | -16.0% |
| 12546 | Millerton | $1,790 | -16.0% |
| 12564 | Pawling | $2,620 | +22.9% |
| 12567 | Pine Plains | $2,000 | -6.1% |
| 12569 | Pleasant Valley | $2,530 | +18.7% |
| 12570 | Poughquag | $2,300 | +7.9% |
| 12571 | Red Hook | $1,870 | -12.2% |
| 12572 | Rhinebeck | $2,130 | -0.0% |
| 12574 | Rhinecliff | $2,130 | -0.0% |
| 12578 | Salt Point | $2,160 | +1.4% |
| 12580 | Staatsburg | $1,790 | -16.0% |
| 12581 | Stanfordville | $1,790 | -16.0% |
| 12582 | Stormville | $2,620 | +22.9% |
| 12583 | Tivoli | $2,220 | +4.2% |
| 12585 | Verbank | $2,190 | +2.8% |
| 12590 | Wappingers Falls | $2,250 | +5.6% |
| 12592 | Wassaic | $1,790 | -16.0% |
| 12594 | Wingdale | $1,790 | -16.0% |
| 12601 | Poughkeepsie | $1,950 | -8.5% |
| 12602 | Poughkeepsie | $2,080 | -2.4% |
| 12603 | Poughkeepsie | $2,210 | +3.7% |
| 12604 | Poughkeepsie | $2,210 | +3.7% |
Counties sharing the Kiryas Joel-Poughkeepsie-Newburgh metro rate
HUD sets one rate for the whole metro, so every county here carries the same $2,131 two-bedroom figure as Dutchess.
Nearby counties
Two-bedroom FMR, with how each compares to Dutchess.
Ulster County
22 mi · 182,601 people
$1,878
-12%
Putnam County
24 mi · 98,107 people
$2,971
+39%
Orange County
35 mi · 406,616 people
$2,131
same rate
Columbia County
38 mi · 61,100 people
$1,503
-29%
Greene County
41 mi · 47,409 people
$1,354
-36%
Rockland County
44 mi · 341,883 people
$2,971
+39%
Westchester County
44 mi · 999,677 people
$2,971
+39%
Sullivan County
51 mi · 79,721 people
$1,299
-39%
Questions people ask
$2,131 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,484 for a studio, $1,659 for one bedroom, $2,685 for three and $2,824 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 Dutchess actually go for?
HUD's number is one input. Search any address in Dutchess for a rent estimate built from nearby comps. Free to start, no card.
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