HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Jefferson County, New York (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Jefferson County is $1,453 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,453
+3.4% from FY 2026
Payment standard
$1,308–$1,598
90% to 110% of the FMR, two-bedroom
Income to afford
$58,120
a year, with rent at 30% of income
Rank in New York
24th 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 | $1,012 | $911–$1,113 | $40,480 | $19.46/hr | +4.4% |
| 1 bedroom | $1,111 | $1,000–$1,222 | $44,440 | $21.37/hr | +3.7% |
| 2 bedroom | $1,453 | $1,308–$1,598 | $58,120 | $27.94/hr | +3.4% |
| 3 bedroom | $1,995 | $1,796–$2,195 | $79,800 | $38.37/hr | +4.6% |
| 4 bedroom | $2,376 | $2,138–$2,614 | $95,040 | $45.69/hr | +1.5% |
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 | $2,732 | $2,459–$3,005 |
| 6 bedroom Estimate | $3,089 | $2,780–$3,398 |
| 7 bedroom Estimate | $3,445 | $3,101–$3,790 |
| 8 bedroom Estimate | $3,802 | $3,422–$4,182 |
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 Jefferson actually rent for?
Search any address in Jefferson for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Jefferson somewhere between $1,308 and $1,598. 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.
$1,453 a month is affordable, by HUD's 30% rule, on an income of roughly $58,120 a year. Put another way, $28 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%$1,308 | Voucher pays at 100%$1,453 | Voucher pays at 110%$1,598 |
|---|---|---|---|---|
| $2,500 | $750 | $558 | $703 | $848 |
| $4,000 | $1,200 | $108 | $253 | $398 |
Rate history
The two-bedroom rate went up 3% from FY 2026 ($1,405) to FY 2027 ($1,453). Since FY 2020 it's up 32% in total, about 4.1% 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 | $716 | $834 | $1,099 | $1,432 | $1,637 | — |
| FY 2021 | $691 | $794 | $1,047 | $1,389 | $1,610 | -4.7% |
| FY 2022 | $786 | $899 | $1,183 | $1,587 | $1,864 | +13.0% |
| FY 2023 | $816 | $928 | $1,221 | $1,650 | $1,951 | +3.2% |
| FY 2024 | $922 | $1,035 | $1,360 | $1,843 | $2,231 | +11.4% |
| FY 2025 | $889 | $977 | $1,282 | $1,740 | $2,133 | -5.7% |
| FY 2026 | $969 | $1,071 | $1,405 | $1,907 | $2,340 | +9.6% |
| FY 2027In effect | $1,012 | $1,111 | $1,453 | $1,995 | $2,376 | +3.4% |
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 Jefferson, that runs from $1,012 for a studio up to $2,376 for four bedrooms, all five rates in the table above.
Jefferson is its own HUD metro area (Watertown-Fort Drum, NY), so the rate here is set from rents inside the county rather than a wider region.
Among New York's 62 counties, Jefferson ranks 24th for two-bedroom FMR. That's about 5% above the state median of $1,385 and about 37% above the national median county at $1,063. About 115,040 people live here, 25th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,270 in 13605 (Adams) and $1,800 in 13603 (Watertown), with the 40 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 |
|---|---|---|---|
| 13601 | Watertown | $1,360 | -6.4% |
| 13602 | Fort Drum | $1,600 | +10.1% |
| 13603 | Watertown | $1,800 | +23.9% |
| 13605 | Adams | $1,270 | -12.6% |
| 13606 | Adams Center | $1,400 | -3.6% |
| 13607 | Alexandria Bay | $1,270 | -12.6% |
| 13608 | Antwerp | $1,270 | -12.6% |
| 13611 | Belleville | $1,270 | -12.6% |
| 13612 | Black River | $1,270 | -12.6% |
| 13615 | Brownville | $1,270 | -12.6% |
| 13616 | Calcium | $1,480 | +1.9% |
| 13618 | Cape Vincent | $1,270 | -12.6% |
| 13619 | Carthage | $1,290 | -11.2% |
| 13622 | Chaumont | $1,300 | -10.5% |
| 13624 | Clayton | $1,270 | -12.6% |
| 13628 | Deferiet | $1,340 | -7.8% |
| 13632 | Depauville | $1,320 | -9.2% |
| 13634 | Dexter | $1,270 | -12.6% |
| 13636 | Ellisburg | $1,270 | -12.6% |
| 13637 | Evans Mills | $1,530 | +5.3% |
| 13638 | Felts Mills | $1,270 | -12.6% |
| 13640 | Wellesley Island | $1,270 | -12.6% |
| 13641 | Fishers Landing | $1,270 | -12.6% |
| 13643 | Great Bend | $1,290 | -11.2% |
| 13650 | Henderson | $1,270 | -12.6% |
| 13651 | Henderson Harbor | $1,270 | -12.6% |
| 13656 | La Fargeville | $1,350 | -7.1% |
| 13657 | Limerick | $1,453County rate | — |
| 13659 | Lorraine | $1,270 | -12.6% |
| 13661 | Mannsville | $1,270 | -12.6% |
| 13665 | Natural Bridge | $1,270 | -12.6% |
| 13671 | Oxbow | $1,450 | -0.2% |
| 13673 | Philadelphia | $1,270 | -12.6% |
| 13674 | Pierrepont Manor | $1,270 | -12.6% |
| 13675 | Plessis | $1,270 | -12.6% |
| 13679 | Redwood | $1,270 | -12.6% |
| 13682 | Rodman | $1,560 | +7.4% |
| 13685 | Sackets Harbor | $1,600 | +10.1% |
| 13691 | Theresa | $1,270 | -12.6% |
| 13692 | Thousand Island Park | $1,450 | -0.2% |
Nearby counties
Two-bedroom FMR, with how each compares to Jefferson.
Lewis County
31 mi · 26,607 people
$1,014
-30%
Oswego County
44 mi · 117,953 people
$1,493
+3%
St. Lawrence County
55 mi · 107,226 people
$1,041
-28%
Oneida County
66 mi · 229,124 people
$1,210
-17%
Onondaga County
70 mi · 471,129 people
$1,493
+3%
Herkimer County
76 mi · 59,757 people
$1,210
-17%
Hamilton County
77 mi · 5,089 people
$1,287
-11%
Madison County
79 mi · 67,328 people
$1,493
+3%
Questions people ask
$1,453 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,012 for a studio, $1,111 for one bedroom, $1,995 for three and $2,376 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 Jefferson actually go for?
HUD's number is one input. Search any address in Jefferson for a rent estimate built from nearby comps. Free to start, no card.
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