How much will Section 8 pay for rent in Franklin County?

Up to the housing authority's payment standard, which it sets between 90% and 110% of FMR. For a two-bedroom that's $913 to $1,115. The voucher covers the gap between that standard and about 30% of the tenant's income, and it never pays more than the unit would rent for without a voucher.

Why does my ZIP code show a different Fair Market Rent than Franklin County?

HUD publishes a second set of numbers, Small Area FMRs, for individual ZIP codes. In Franklin those run from $1,010 to $1,200 for a two-bedroom. Housing authorities in metros HUD has designated for Small Area FMRs use the ZIP rate. The rest use the county rate. Your PHA can tell you which one applies.

When do the next Fair Market Rents for Franklin County come out?

HUD usually publishes the new fiscal year's rates in late August or September, and they take effect October 1. This page updates as soon as the new New York figures are loaded.

HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027

Fair Market Rent in Franklin County, New York (FY 2027)

HUD's FY 2027 Fair Market Rent for a two-bedroom in Franklin County is $1,014 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.

Two-bedroom FMR

$1,014

-2.9% from FY 2026

Payment standard

$913–$1,115

90% to 110% of the FMR, two-bedroom

Income to afford

$40,560

a year, with rent at 30% of income

Rank in New York

60th 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	$706	$635–$777	$28,240	$13.58/hr	-1.9%
1 bedroom	$860	$774–$946	$34,400	$16.54/hr	-0.2%
2 bedroom	$1,014	$913–$1,115	$40,560	$19.50/hr	-2.9%
3 bedroom	$1,209	$1,088–$1,330	$48,360	$23.25/hr	-6.9%
4 bedroom	$1,415	$1,274–$1,557	$56,600	$27.21/hr	-5.0%

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	$1,627	$1,464–$1,790
6 bedroom Estimate	$1,840	$1,656–$2,024
7 bedroom Estimate	$2,052	$1,847–$2,257
8 bedroom Estimate	$2,264	$2,038–$2,490

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 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.

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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 Franklin somewhere between $913 and $1,115. 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.

$1,014 a month is affordable, by HUD's 30% rule, on an income of roughly $40,560 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%$913	Voucher pays at 100%$1,014	Voucher pays at 110%$1,115
$2,500	$750	$163	$264	$365
$4,000	$1,200	$0	$0	$0

Run your own numbers in the Section 8 rent calculator

Rate history

The two-bedroom rate went down 3% from FY 2026 ($1,044) to FY 2027 ($1,014). Since FY 2020 it's up 36% in total, about 4.5% 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	$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 2027In effect	$706	$860	$1,014	$1,209	$1,415	-2.9%

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 Franklin, that runs from $706 for a studio up to $1,415 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 60th for two-bedroom FMR. That's about 27% below the state median of $1,385 and about 5% below the national median county at $1,063. About 46,696 people live here, 50th 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 12914 (Bombay) and $1,200 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	$1,010	-0.4%
12915	Brainardsville	$1,160	+14.4%
12916	Brushton	$1,010	-0.4%
12917	Burke	$1,010	-0.4%
12920	Chateaugay	$1,160	+14.4%
12926	Constable	$1,020	+0.6%
12930	Dickinson Center	$1,200	+18.3%
12937	Fort Covington	$1,010	-0.4%
12939	Gabriels	$1,010	-0.4%
12945	Lake Clear	$1,030	+1.6%
12953	Malone	$1,020	+0.6%
12957	Moira	$1,010	-0.4%
12966	North Bangor	$1,010	-0.4%
12969	Owls Head	$1,060	+4.5%
12970	Paul Smiths	$1,020	+0.6%
12976	Rainbow Lake	$1,010	-0.4%
12980	Saint Regis Falls	$1,010	-0.4%
12983	Saranac Lake	$1,070	+5.5%
12986	Tupper Lake	$1,010	-0.4%
12989	Vermontville	$1,130	+11.4%
12995	Whippleville	$1,010	-0.4%
13655	Hogansburg	$1,190	+17.4%

Nearby counties

Two-bedroom FMR, with how each compares to Franklin.

Clinton County

33 mi · 78,493 people

$1,205

+19%

St. Lawrence County

39 mi · 107,226 people

$1,041

+3%

Essex County

50 mi · 36,973 people

$1,171

+15%

Hamilton County

73 mi · 5,089 people

$1,287

+27%

Warren County

83 mi · 65,517 people

$1,347

+33%

Lewis County

85 mi · 26,607 people

$1,014

same rate

Jefferson County

92 mi · 115,040 people

$1,453

+43%

Washington County

104 mi · 60,522 people

$1,347

+33%

Questions people ask

$1,014 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $706 for a studio, $860 for one bedroom, $1,209 for three and $1,415 for four.

Tools for this county

All New York counties All states

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