HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Genesee County, New York (FY 2026)
A two-bedroom in Genesee County carries a FY 2026 Fair Market Rent of $1,168 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Genesee keys off that figure.
2 bedroom FMR
$1,168
FY 2026, utilities included
Payment standard range
$1,051 to $1,285
90% to 110% of FMR
Income to afford 2BR
$46,720
per year, at 30% of income
Rank in New York
45th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Genesee moves to $1,113. That's down 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Genesee actually rent for?
Search any address in Genesee 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 | $805 | $725 to $886 | $32,200 | $15.48/hr | +8.1% |
| 1 bedroom | $953 | $858 to $1,048 | $38,120 | $18.33/hr | +6.2% |
| 2 bedroom | $1,168 | $1,051 to $1,285 | $46,720 | $22.46/hr | +7.5% |
| 3 bedroom | $1,400 | $1,260 to $1,540 | $56,000 | $26.92/hr | +6.9% |
| 4 bedroom | $1,546 | $1,391 to $1,701 | $61,840 | $29.73/hr | +7.3% |
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 | $1,778 | $1,600 to $1,956 |
| 6 bedroom Estimate | $2,010 | $1,809 to $2,211 |
| 7 bedroom Estimate | $2,242 | $2,018 to $2,466 |
| 8 bedroom Estimate | $2,474 | $2,227 to $2,721 |
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 Genesee, that runs from $805 for a studio up to $1,546 for four bedrooms, all five rates in the table above.
Because Genesee 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, Batavia included.
Among New York's 62 counties, Genesee ranks 45th for two-bedroom FMR. That's about 14% below the state median of $1,361 and about 15% above the national median county at $1,018. About 58,204 people live here, 44th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,060 in 14054 (East Bethany) and $1,290 in 14058 (Elba), with the 17 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 |
|---|---|---|---|
| 14005 | Alexander | $1,230 | +5.3% |
| 14013 | Basom | $1,200 | +2.7% |
| 14020 | Batavia | $1,190 | +1.9% |
| 14021 | Batavia | $1,170 | +0.2% |
| 14036 | Corfu | $1,160 | -0.7% |
| 14040 | Darien Center | $1,090 | -6.7% |
| 14054 | East Bethany | $1,060 | -9.2% |
| 14056 | East Pembroke | $1,160 | -0.7% |
| 14058 | Elba | $1,290 | +10.4% |
| 14125 | Oakfield | $1,290 | +10.4% |
| 14143 | Stafford | $1,270 | +8.7% |
| 14416 | Bergen | $1,290 | +10.4% |
| 14422 | Byron | $1,290 | +10.4% |
| 14482 | Le Roy | $1,290 | +10.4% |
| 14486 | Linwood | $1,290 | +10.4% |
| 14525 | Pavilion | $1,290 | +10.4% |
| 14557 | South Byron | $1,120 | -4.1% |
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 Genesee somewhere between $1,051 and $1,285. 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.
$1,168 a month is affordable, by HUD's 30% rule, on an income of roughly $46,720 a year. Put another way, $22 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% ($1,051) | HAP at 100% ($1,168) | HAP at 110% ($1,285) |
|---|---|---|---|---|
| $2,500 | $750 | $301 | $418 | $535 |
| $4,000 | $1,200 | $0 | $0 | $85 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($1,087) to FY 2026 ($1,168). Since FY 2020 it's up 42% in total, about 6.1% 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 | $578 | $680 | $820 | $1,120 | $1,221 | — |
| FY 2021 | $575 | $696 | $837 | $1,148 | $1,232 | +2.1% |
| FY 2022 | $560 | $686 | $833 | $1,124 | $1,211 | -0.5% |
| FY 2023 | $633 | $777 | $946 | $1,233 | $1,349 | +13.6% |
| FY 2024 | $662 | $804 | $976 | $1,217 | $1,352 | +3.2% |
| FY 2025 | $745 | $897 | $1,087 | $1,310 | $1,441 | +11.4% |
| FY 2026 | $805 | $953 | $1,168 | $1,400 | $1,546 | +7.5% |
| FY 2027 | $775 | $894 | $1,113 | $1,326 | $1,463 | -4.7% |
Nearby counties
Orleans County
$1,57319 mi · pop 40,148
Wyoming County
$97321 mi · pop 40,338
Livingston County
$1,57326 mi · pop 61,980
Monroe County
$1,57328 mi · pop 756,406
Erie County
$1,34334 mi · pop 951,232
Niagara County
$1,34337 mi · pop 212,230
Ontario County
$1,57346 mi · pop 112,288
Allegany County
$97452 mi · pop 47,222
Questions people ask
$1,168 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $805 for a studio, $953 for one bedroom, $1,400 for three and $1,546 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 Genesee actually go for?
HUD's number is one input. Search any address in Genesee for a rent estimate built from nearby comps. 3 free searches, no card.
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