HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Lewis County, New York (FY 2027)
A two-bedroom in Lewis County carries a FY 2027 Fair Market Rent of $1,014 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Lewis keys off that figure.
Two-bedroom FMR
$1,014
+0.6% from FY 2026
Payment standard
$913–$1,115
90% to 110% of the FMR, two-bedroom
Income to afford
$40,560
a year, with rent at 30% of income
Rank in New York
61st 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 | $743 | $669–$817 | $29,720 | $14.29/hr | -2.0% |
| 1 bedroom | $860 | $774–$946 | $34,400 | $16.54/hr | +2.5% |
| 2 bedroom | $1,014 | $913–$1,115 | $40,560 | $19.50/hr | +0.6% |
| 3 bedroom | $1,404 | $1,264–$1,544 | $56,160 | $27.00/hr | +0.1% |
| 4 bedroom | $1,591 | $1,432–$1,750 | $63,640 | $30.60/hr | -3.3% |
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 | $1,830 | $1,647–$2,013 |
| 6 bedroom Estimate | $2,068 | $1,861–$2,275 |
| 7 bedroom Estimate | $2,307 | $2,076–$2,538 |
| 8 bedroom Estimate | $2,546 | $2,291–$2,801 |
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 Lewis actually rent for?
Search any address in Lewis 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 Lewis somewhere between $913 and $1,115. 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.
$1,014 a month is affordable, by HUD's 30% rule, on an income of roughly $40,560 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%$913 | Voucher pays at 100%$1,014 | Voucher pays at 110%$1,115 |
|---|---|---|---|---|
| $2,500 | $750 | $163 | $264 | $365 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 1% from FY 2026 ($1,008) to FY 2027 ($1,014). Since FY 2020 it's up 30% in total, about 3.9% 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 | $610 | $656 | $778 | $1,066 | $1,201 | — |
| FY 2021 | $645 | $669 | $828 | $1,096 | $1,254 | +6.4% |
| FY 2022 | $647 | $658 | $838 | $1,052 | $1,266 | +1.2% |
| FY 2023 | $685 | $692 | $899 | $1,111 | $1,383 | +7.3% |
| FY 2024 | $693 | $707 | $905 | $1,160 | $1,453 | +0.7% |
| FY 2025 | $732 | $747 | $959 | $1,271 | $1,557 | +6.0% |
| FY 2026 | $758 | $839 | $1,008 | $1,402 | $1,646 | +5.1% |
| FY 2027In effect | $743 | $860 | $1,014 | $1,404 | $1,591 | +0.6% |
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 Lewis, that runs from $743 for a studio up to $1,591 for four bedrooms, all five rates in the table above.
Because Lewis 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, Beaver Falls included.
Among New York's 62 counties, Lewis ranks 61st for two-bedroom FMR. That's about 27% below the state median of $1,385 and about 5% below the national median county at $1,063. About 26,607 people live here, 59th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,010 in 13312 (Brantingham) and $1,450 in 13631 (Denmark), with the 16 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 |
|---|---|---|---|
| 13305 | Beaver Falls | $1,090 | +7.5% |
| 13312 | Brantingham | $1,010 | -0.4% |
| 13325 | Constableville | $1,030 | +1.6% |
| 13327 | Croghan | $1,010 | -0.4% |
| 13343 | Glenfield | $1,010 | -0.4% |
| 13345 | Greig | $1,010 | -0.4% |
| 13367 | Lowville | $1,060 | +4.5% |
| 13368 | Lyons Falls | $1,010 | -0.4% |
| 13404 | Martinsburg | $1,010 | -0.4% |
| 13433 | Port Leyden | $1,050 | +3.6% |
| 13473 | Turin | $1,130 | +11.4% |
| 13489 | West Leyden | $1,090 | +7.5% |
| 13620 | Castorland | $1,090 | +7.5% |
| 13626 | Copenhagen | $1,270 | +25.2% |
| 13627 | Deer River | $1,014County rate | — |
| 13631 | Denmark | $1,450 | +43.0% |
| 13648 | Harrisville | $1,070 | +5.5% |
Nearby counties
Two-bedroom FMR, with how each compares to Lewis.
Jefferson County
31 mi · 115,040 people
$1,453
+43%
Oneida County
42 mi · 229,124 people
$1,210
+19%
Oswego County
43 mi · 117,953 people
$1,493
+47%
Herkimer County
47 mi · 59,757 people
$1,210
+19%
Hamilton County
48 mi · 5,089 people
$1,287
+27%
St. Lawrence County
57 mi · 107,226 people
$1,041
+3%
Madison County
60 mi · 67,328 people
$1,493
+47%
Onondaga County
63 mi · 471,129 people
$1,493
+47%
Questions people ask
$1,014 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $743 for a studio, $860 for one bedroom, $1,404 for three and $1,591 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 Lewis actually go for?
HUD's number is one input. Search any address in Lewis for a rent estimate built from nearby comps. Free to start, no card.
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