HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Fulton County, New York (FY 2026)
$1,087 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Fulton County, and it's the baseline every voucher in Fulton is measured against.
2 bedroom FMR
$1,087
FY 2026, utilities included
Payment standard range
$978 to $1,196
90% to 110% of FMR
Income to afford 2BR
$43,480
per year, at 30% of income
Rank in New York
52nd of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Fulton moves to $1,051. 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 Fulton actually rent for?
Search any address in Fulton 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 | $823 | $741 to $905 | $32,920 | $15.83/hr | +3.5% |
| 1 bedroom | $828 | $745 to $911 | $33,120 | $15.92/hr | +3.5% |
| 2 bedroom | $1,087 | $978 to $1,196 | $43,480 | $20.90/hr | +3.5% |
| 3 bedroom | $1,303 | $1,173 to $1,433 | $52,120 | $25.06/hr | +3.0% |
| 4 bedroom | $1,468 | $1,321 to $1,615 | $58,720 | $28.23/hr | +4.0% |
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 | $1,688 | $1,519 to $1,857 |
| 6 bedroom Estimate | $1,908 | $1,717 to $2,099 |
| 7 bedroom Estimate | $2,129 | $1,916 to $2,342 |
| 8 bedroom Estimate | $2,349 | $2,114 to $2,584 |
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 Fulton, that runs from $823 for a studio up to $1,468 for four bedrooms, all five rates in the table above.
Because Fulton 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, Broadalbin included.
Among New York's 62 counties, Fulton ranks 52nd for two-bedroom FMR. That's about 20% below the state median of $1,361 and about 7% above the national median county at $1,018. About 53,280 people live here, 45th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,050 in 13470 (Stratford) and $1,340 in 12025 (Broadalbin), with the 7 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.
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 Fulton somewhere between $978 and $1,196. 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.
$1,087 a month is affordable, by HUD's 30% rule, on an income of roughly $43,480 a year. Put another way, $21 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% ($978) | HAP at 100% ($1,087) | HAP at 110% ($1,196) |
|---|---|---|---|---|
| $2,500 | $750 | $228 | $337 | $446 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($1,050) to FY 2026 ($1,087). Since FY 2020 it's up 33% in total, about 4.9% 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 | $557 | $668 | $815 | $1,016 | $1,201 | — |
| FY 2021 | $600 | $694 | $854 | $1,062 | $1,262 | +4.8% |
| FY 2022 | $653 | $692 | $862 | $1,066 | $1,255 | +0.9% |
| FY 2023 | $735 | $739 | $962 | $1,171 | $1,359 | +11.6% |
| FY 2024 | $729 | $734 | $964 | $1,166 | $1,316 | +0.2% |
| FY 2025 | $795 | $800 | $1,050 | $1,265 | $1,411 | +8.9% |
| FY 2026 | $823 | $828 | $1,087 | $1,303 | $1,468 | +3.5% |
| FY 2027 | $770 | $803 | $1,051 | $1,252 | $1,427 | -3.3% |
Nearby counties
Montgomery County
$1,10214 mi · pop 49,624
Saratoga County
$1,70229 mi · pop 236,328
Schenectady County
$1,70229 mi · pop 159,447
Herkimer County
$1,17230 mi · pop 60,293
Schoharie County
$1,70235 mi · pop 29,970
Hamilton County
$1,42937 mi · pop 5,090
Warren County
$1,34842 mi · pop 65,684
Albany County
$1,70244 mi · pop 315,041
Questions people ask
$1,087 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $823 for a studio, $828 for one bedroom, $1,303 for three and $1,468 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 Fulton actually go for?
HUD's number is one input. Search any address in Fulton for a rent estimate built from nearby comps. 3 free searches, no card.
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