HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Fulton County, New York (FY 2027)
$1,051 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Fulton County, and it's the baseline every voucher in Fulton is measured against.
Two-bedroom FMR
$1,051
-3.3% from FY 2026
Payment standard
$946–$1,156
90% to 110% of the FMR, two-bedroom
Income to afford
$42,040
a year, with rent at 30% of income
Rank in New York
53rd 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 | $770 | $693–$847 | $30,800 | $14.81/hr | -6.4% |
| 1 bedroom | $803 | $723–$883 | $32,120 | $15.44/hr | -3.0% |
| 2 bedroom | $1,051 | $946–$1,156 | $42,040 | $20.21/hr | -3.3% |
| 3 bedroom | $1,252 | $1,127–$1,377 | $50,080 | $24.08/hr | -3.9% |
| 4 bedroom | $1,427 | $1,284–$1,570 | $57,080 | $27.44/hr | -2.8% |
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 | $1,641 | $1,477–$1,805 |
| 6 bedroom Estimate | $1,855 | $1,670–$2,041 |
| 7 bedroom Estimate | $2,069 | $1,862–$2,276 |
| 8 bedroom Estimate | $2,283 | $2,055–$2,511 |
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 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.
No card needed
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 $946 and $1,156. 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.
$1,051 a month is affordable, by HUD's 30% rule, on an income of roughly $42,040 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%$946 | Voucher pays at 100%$1,051 | Voucher pays at 110%$1,156 |
|---|---|---|---|---|
| $2,500 | $750 | $196 | $301 | $406 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 3% from FY 2026 ($1,087) to FY 2027 ($1,051). Since FY 2020 it's up 29% in total, about 3.7% 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 | $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 2027In effect | $770 | $803 | $1,051 | $1,252 | $1,427 | -3.3% |
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 Fulton, that runs from $770 for a studio up to $1,427 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 53rd for two-bedroom FMR. That's about 24% below the state median of $1,385 and within a couple percent of the national median county at $1,063. About 52,487 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 $1,030 in 12095 (Johnstown) and $1,540 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.
Nearby counties
Two-bedroom FMR, with how each compares to Fulton.
Montgomery County
14 mi · 49,528 people
$1,111
+6%
Saratoga County
29 mi · 238,284 people
$1,711
+63%
Schenectady County
29 mi · 160,369 people
$1,711
+63%
Herkimer County
30 mi · 59,757 people
$1,210
+15%
Schoharie County
35 mi · 30,049 people
$1,711
+63%
Hamilton County
37 mi · 5,089 people
$1,287
+22%
Warren County
42 mi · 65,517 people
$1,347
+28%
Albany County
44 mi · 317,018 people
$1,711
+63%
Questions people ask
$1,051 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $770 for a studio, $803 for one bedroom, $1,252 for three and $1,427 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 Fulton actually go for?
HUD's number is one input. Search any address in Fulton for a rent estimate built from nearby comps. Free to start, no card.
Free tier. No credit card.