HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Hamilton County, New York (FY 2026)
$1,429 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Hamilton County, and it's the baseline every voucher in Hamilton is measured against.
2 bedroom FMR
$1,429
FY 2026, utilities included
Payment standard range
$1,286 to $1,572
90% to 110% of FMR
Income to afford 2BR
$57,160
per year, at 30% of income
Rank in New York
26th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Hamilton moves to $1,287. That's down 10%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Hamilton actually rent for?
Search any address in Hamilton 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 | $1,075 | $968 to $1,183 | $43,000 | $20.67/hr | +6.9% |
| 1 bedroom | $1,089 | $980 to $1,198 | $43,560 | $20.94/hr | +7.5% |
| 2 bedroom | $1,429 | $1,286 to $1,572 | $57,160 | $27.48/hr | +7.5% |
| 3 bedroom | $1,713 | $1,542 to $1,884 | $68,520 | $32.94/hr | +7.0% |
| 4 bedroom | $1,892 | $1,703 to $2,081 | $75,680 | $36.38/hr | +7.4% |
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 | $2,176 | $1,958 to $2,394 |
| 6 bedroom Estimate | $2,460 | $2,214 to $2,706 |
| 7 bedroom Estimate | $2,743 | $2,469 to $3,017 |
| 8 bedroom Estimate | $3,027 | $2,724 to $3,330 |
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 Hamilton, that runs from $1,075 for a studio up to $1,892 for four bedrooms, all five rates in the table above.
Because Hamilton 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, Lake Pleasant included.
Among New York's 62 counties, Hamilton ranks 26th for two-bedroom FMR. That's about 5% above the state median of $1,361 and about 40% above the national median county at $1,018. About 5,090 people live here, 62nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,200 in 12190 (Wells) and $1,650 in 12164 (Speculator), with the 11 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 |
|---|---|---|---|
| 12108 | Lake Pleasant | $1,430 | +0.1% |
| 12139 | Piseco | $1,430 | +0.1% |
| 12164 | Speculator | $1,650 | +15.5% |
| 12190 | Wells | $1,200 | -16.0% |
| 12812 | Blue Mountain Lake | $1,200 | -16.0% |
| 12842 | Indian Lake | $1,200 | -16.0% |
| 12847 | Long Lake | $1,200 | -16.0% |
| 12864 | Sabael | $1,200 | -16.0% |
| 13353 | Hoffmeister | $1,430 | +0.1% |
| 13360 | Inlet | $1,430 | +0.1% |
| 13436 | Raquette Lake | $1,430 | +0.1% |
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 Hamilton somewhere between $1,286 and $1,572. 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.
$1,429 a month is affordable, by HUD's 30% rule, on an income of roughly $57,160 a year. Put another way, $27 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% ($1,286) | HAP at 100% ($1,429) | HAP at 110% ($1,572) |
|---|---|---|---|---|
| $2,500 | $750 | $536 | $679 | $822 |
| $4,000 | $1,200 | $86 | $229 | $372 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,329) to FY 2026 ($1,429). Since FY 2020 it's up 69% in total, about 9.1% 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 | $638 | $642 | $846 | $1,098 | $1,211 | — |
| FY 2021 | $695 | $700 | $922 | $1,147 | $1,317 | +9.0% |
| FY 2022 | $677 | $682 | $897 | $1,109 | $1,275 | -2.7% |
| FY 2023 | $765 | $770 | $1,013 | $1,233 | $1,434 | +12.9% |
| FY 2024 | $862 | $868 | $1,140 | $1,378 | $1,594 | +12.5% |
| FY 2025 | $1,006 | $1,013 | $1,329 | $1,601 | $1,762 | +16.6% |
| FY 2026 | $1,075 | $1,089 | $1,429 | $1,713 | $1,892 | +7.5% |
| FY 2027 | $968 | $982 | $1,287 | $1,542 | $1,703 | -9.9% |
Nearby counties
Warren County
$1,34835 mi · pop 65,684
Fulton County
$1,08737 mi · pop 53,280
Herkimer County
$1,17240 mi · pop 60,293
Lewis County
$1,00848 mi · pop 26,690
Essex County
$1,18551 mi · pop 37,314
Montgomery County
$1,10251 mi · pop 49,624
Saratoga County
$1,70255 mi · pop 236,328
Oneida County
$1,17257 mi · pop 231,055
Questions people ask
$1,429 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,075 for a studio, $1,089 for one bedroom, $1,713 for three and $1,892 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 Hamilton actually go for?
HUD's number is one input. Search any address in Hamilton for a rent estimate built from nearby comps. 3 free searches, no card.
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