HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Greene County, New York (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Greene County is $1,373 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,373
FY 2026, utilities included
Payment standard range
$1,236 to $1,510
90% to 110% of FMR
Income to afford 2BR
$54,920
per year, at 30% of income
Rank in New York
31st of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Greene moves to $1,354. That's down 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Greene actually rent for?
Search any address in Greene 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 | $1,008 | $907 to $1,109 | $40,320 | $19.38/hr | -0.5% |
| 1 bedroom | $1,118 | $1,006 to $1,230 | $44,720 | $21.50/hr | +5.1% |
| 2 bedroom | $1,373 | $1,236 to $1,510 | $54,920 | $26.40/hr | +9.5% |
| 3 bedroom | $1,813 | $1,632 to $1,994 | $72,520 | $34.87/hr | +5.4% |
| 4 bedroom | $2,075 | $1,868 to $2,283 | $83,000 | $39.90/hr | +10.7% |
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 | $2,386 | $2,147 to $2,625 |
| 6 bedroom Estimate | $2,698 | $2,428 to $2,968 |
| 7 bedroom Estimate | $3,009 | $2,708 to $3,310 |
| 8 bedroom Estimate | $3,320 | $2,988 to $3,652 |
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 Greene, that runs from $1,008 for a studio up to $2,075 for four bedrooms, all five rates in the table above.
Because Greene 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, Athens included.
Among New York's 62 counties, Greene ranks 31st for two-bedroom FMR. That's within a couple percent of the state median of $1,361 and about 35% above the national median county at $1,018. About 48,067 people live here, 48th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,130 in 12407 (Ashland) and $1,730 in 12413 (Cairo), with the 36 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 |
|---|---|---|---|
| 12015 | Athens | $1,410 | +2.7% |
| 12042 | Climax | $1,240 | -9.7% |
| 12051 | Coxsackie | $1,220 | -11.1% |
| 12058 | Earlton | $1,280 | -6.8% |
| 12083 | Greenville | $1,340 | -2.4% |
| 12087 | Hannacroix | $1,400 | +2.0% |
| 12124 | New Baltimore | $1,490 | +8.5% |
| 12176 | Surprise | $1,170 | -14.8% |
| 12192 | West Coxsackie | $1,300 | -5.3% |
| 12405 | Acra | $1,370 | -0.2% |
| 12407 | Ashland | $1,130 | -17.7% |
| 12413 | Cairo | $1,730 | +26.0% |
| 12414 | Catskill | $1,620 | +18.0% |
| 12418 | Cornwallville | $1,540 | +12.2% |
| 12422 | Durham | $1,370 | -0.2% |
| 12423 | East Durham | $1,230 | -10.4% |
| 12424 | East Jewett | $1,370 | -0.2% |
| 12427 | Elka Park | $1,660 | +20.9% |
| 12431 | Freehold | $1,130 | -17.7% |
| 12436 | Haines Falls | $1,360 | -0.9% |
| 12439 | Hensonville | $1,370 | -0.2% |
| 12442 | Hunter | $1,420 | +3.4% |
| 12444 | Jewett | $1,370 | -0.2% |
| 12450 | Lanesville | $1,370 | -0.2% |
| 12451 | Leeds | $1,440 | +4.9% |
| 12452 | Lexington | $1,370 | -0.2% |
| 12454 | Maplecrest | $1,370 | -0.2% |
| 12460 | Oak Hill | $1,480 | +7.8% |
| 12463 | Palenville | $1,620 | +18.0% |
| 12468 | Prattsville | $1,130 | -17.7% |
| 12470 | Purling | $1,370 | -0.2% |
| 12473 | Round Top | $1,510 | +10.0% |
| 12482 | South Cairo | $1,550 | +12.9% |
| 12485 | Tannersville | $1,390 | +1.2% |
| 12492 | West Kill | $1,370 | -0.2% |
| 12496 | Windham | $1,370 | -0.2% |
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 Greene somewhere between $1,236 and $1,510. 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.
$1,373 a month is affordable, by HUD's 30% rule, on an income of roughly $54,920 a year. Put another way, $26 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% ($1,236) | HAP at 100% ($1,373) | HAP at 110% ($1,510) |
|---|---|---|---|---|
| $2,500 | $750 | $486 | $623 | $760 |
| $4,000 | $1,200 | $36 | $173 | $310 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($1,254) to FY 2026 ($1,373). Since FY 2020 it's up 42% in total, about 6.0% 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 | $631 | $775 | $968 | $1,295 | $1,397 | — |
| FY 2021 | $708 | $834 | $1,047 | $1,370 | $1,420 | +8.2% |
| FY 2022 | $725 | $832 | $1,030 | $1,284 | $1,397 | -1.6% |
| FY 2023 | $883 | $931 | $1,123 | $1,407 | $1,509 | +9.0% |
| FY 2024 | $926 | $965 | $1,155 | $1,517 | $1,587 | +2.8% |
| FY 2025 | $1,013 | $1,064 | $1,254 | $1,720 | $1,875 | +8.6% |
| FY 2026 | $1,008 | $1,118 | $1,373 | $1,813 | $2,075 | +9.5% |
| FY 2027 | $961 | $1,095 | $1,354 | $1,768 | $2,106 | -1.4% |
Nearby counties
Columbia County
$1,43423 mi · pop 61,469
Albany County
$1,70227 mi · pop 315,041
Schoharie County
$1,70229 mi · pop 29,970
Ulster County
$1,81829 mi · pop 182,153
Schenectady County
$1,70235 mi · pop 159,447
Rensselaer County
$1,70239 mi · pop 160,943
Dutchess County
$1,97941 mi · pop 296,467
Delaware County
$1,03342 mi · pop 44,637
Questions people ask
$1,373 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,008 for a studio, $1,118 for one bedroom, $1,813 for three and $2,075 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 Greene actually go for?
HUD's number is one input. Search any address in Greene for a rent estimate built from nearby comps. 3 free searches, no card.
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