HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Franklin County, New York (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Franklin County is $1,044 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,044
FY 2026, utilities included
Payment standard range
$940 to $1,148
90% to 110% of FMR
Income to afford 2BR
$41,760
per year, at 30% of income
Rank in New York
55th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Franklin moves to $1,014. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Franklin actually rent for?
Search any address in Franklin 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 | $720 | $648 to $792 | $28,800 | $13.85/hr | +6.8% |
| 1 bedroom | $862 | $776 to $948 | $34,480 | $16.58/hr | +4.6% |
| 2 bedroom | $1,044 | $940 to $1,148 | $41,760 | $20.08/hr | +6.2% |
| 3 bedroom | $1,299 | $1,169 to $1,429 | $51,960 | $24.98/hr | +4.8% |
| 4 bedroom | $1,489 | $1,340 to $1,638 | $59,560 | $28.63/hr | +4.1% |
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 | $1,712 | $1,541 to $1,883 |
| 6 bedroom Estimate | $1,936 | $1,742 to $2,130 |
| 7 bedroom Estimate | $2,159 | $1,943 to $2,375 |
| 8 bedroom Estimate | $2,382 | $2,144 to $2,620 |
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 Franklin, that runs from $720 for a studio up to $1,489 for four bedrooms, all five rates in the table above.
Because Franklin 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, Bombay included.
Among New York's 62 counties, Franklin ranks 55th for two-bedroom FMR. That's about 23% below the state median of $1,361 and about 3% above the national median county at $1,018. About 47,459 people live here, 49th 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 12914 (Bombay) and $1,310 in 12930 (Dickinson Center), with the 22 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 |
|---|---|---|---|
| 12914 | Bombay | $970 | -7.1% |
| 12915 | Brainardsville | $1,210 | +15.9% |
| 12916 | Brushton | $970 | -7.1% |
| 12917 | Burke | $1,080 | +3.4% |
| 12920 | Chateaugay | $1,210 | +15.9% |
| 12926 | Constable | $1,040 | -0.4% |
| 12930 | Dickinson Center | $1,310 | +25.5% |
| 12937 | Fort Covington | $1,040 | -0.4% |
| 12939 | Gabriels | $1,040 | -0.4% |
| 12945 | Lake Clear | $1,060 | +1.5% |
| 12953 | Malone | $1,070 | +2.5% |
| 12957 | Moira | $970 | -7.1% |
| 12966 | North Bangor | $980 | -6.1% |
| 12969 | Owls Head | $1,110 | +6.3% |
| 12970 | Paul Smiths | $1,020 | -2.3% |
| 12976 | Rainbow Lake | $1,040 | -0.4% |
| 12980 | Saint Regis Falls | $970 | -7.1% |
| 12983 | Saranac Lake | $1,070 | +2.5% |
| 12986 | Tupper Lake | $1,010 | -3.3% |
| 12989 | Vermontville | $1,140 | +9.2% |
| 12995 | Whippleville | $1,040 | -0.4% |
| 13655 | Hogansburg | $1,240 | +18.8% |
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 Franklin somewhere between $940 and $1,148. 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.
$1,044 a month is affordable, by HUD's 30% rule, on an income of roughly $41,760 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% ($940) | HAP at 100% ($1,044) | HAP at 110% ($1,148) |
|---|---|---|---|---|
| $2,500 | $750 | $190 | $294 | $398 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($983) to FY 2026 ($1,044). Since FY 2020 it's up 40% in total, about 5.8% 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 | $533 | $652 | $744 | $993 | $1,008 | — |
| FY 2021 | $532 | $680 | $775 | $1,041 | $1,051 | +4.2% |
| FY 2022 | $518 | $679 | $780 | $1,016 | $1,058 | +0.6% |
| FY 2023 | $552 | $710 | $826 | $1,048 | $1,152 | +5.9% |
| FY 2024 | $613 | $763 | $905 | $1,151 | $1,310 | +9.6% |
| FY 2025 | $674 | $824 | $983 | $1,239 | $1,430 | +8.6% |
| FY 2026 | $720 | $862 | $1,044 | $1,299 | $1,489 | +6.2% |
| FY 2027 | $706 | $860 | $1,014 | $1,209 | $1,415 | -2.9% |
Nearby counties
Clinton County
$1,24633 mi · pop 79,839
St. Lawrence County
$1,07139 mi · pop 108,670
Essex County
$1,18550 mi · pop 37,314
Hamilton County
$1,42973 mi · pop 5,090
Warren County
$1,34883 mi · pop 65,684
Lewis County
$1,00885 mi · pop 26,690
Jefferson County
$1,40592 mi · pop 117,445
Washington County
$1,348104 mi · pop 61,310
Questions people ask
$1,044 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $720 for a studio, $862 for one bedroom, $1,299 for three and $1,489 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 Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. 3 free searches, no card.
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