HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lewis County, New York (FY 2026)
A two-bedroom in Lewis County carries a FY 2026 Fair Market Rent of $1,008 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Lewis keys off that figure.
2 bedroom FMR
$1,008
FY 2026, utilities included
Payment standard range
$907 to $1,109
90% to 110% of FMR
Income to afford 2BR
$40,320
per year, at 30% of income
Rank in New York
57th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lewis moves to $1,014. That's up 1%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $758 | $682 to $834 | $30,320 | $14.58/hr | +3.6% |
| 1 bedroom | $839 | $755 to $923 | $33,560 | $16.13/hr | +12.3% |
| 2 bedroom | $1,008 | $907 to $1,109 | $40,320 | $19.38/hr | +5.1% |
| 3 bedroom | $1,402 | $1,262 to $1,542 | $56,080 | $26.96/hr | +10.3% |
| 4 bedroom | $1,646 | $1,481 to $1,811 | $65,840 | $31.65/hr | +5.7% |
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 | $1,893 | $1,704 to $2,082 |
| 6 bedroom Estimate | $2,140 | $1,926 to $2,354 |
| 7 bedroom Estimate | $2,387 | $2,148 to $2,626 |
| 8 bedroom Estimate | $2,634 | $2,371 to $2,897 |
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 Lewis, that runs from $758 for a studio up to $1,646 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 57th for two-bedroom FMR. That's about 26% below the state median of $1,361 and within a couple percent of the national median county at $1,018. About 26,690 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 $970 in 13327 (Croghan) and $1,410 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 | $1,140 | +13.1% |
| 13312 | Brantingham | $1,010 | +0.2% |
| 13325 | Constableville | $1,050 | +4.2% |
| 13327 | Croghan | $970 | -3.8% |
| 13343 | Glenfield | $970 | -3.8% |
| 13345 | Greig | $970 | -3.8% |
| 13367 | Lowville | $1,050 | +4.2% |
| 13368 | Lyons Falls | $970 | -3.8% |
| 13404 | Martinsburg | $1,000 | -0.8% |
| 13433 | Port Leyden | $1,040 | +3.2% |
| 13473 | Turin | $1,190 | +18.1% |
| 13489 | West Leyden | $1,120 | +11.1% |
| 13620 | Castorland | $1,140 | +13.1% |
| 13626 | Copenhagen | $1,160 | +15.1% |
| 13627 | Deer River | $1,008County rate | — |
| 13631 | Denmark | $1,410 | +39.9% |
| 13648 | Harrisville | $1,140 | +13.1% |
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 Lewis somewhere between $907 and $1,109. 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.
$1,008 a month is affordable, by HUD's 30% rule, on an income of roughly $40,320 a year. Put another way, $19 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% ($907) | HAP at 100% ($1,008) | HAP at 110% ($1,109) |
|---|---|---|---|---|
| $2,500 | $750 | $157 | $258 | $359 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($959) to FY 2026 ($1,008). Since FY 2020 it's up 30% in total, about 4.4% 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 | $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 2027 | $743 | $860 | $1,014 | $1,404 | $1,591 | +0.6% |
Nearby counties
Jefferson County
$1,40531 mi · pop 117,445
Oneida County
$1,17242 mi · pop 231,055
Oswego County
$1,39243 mi · pop 118,037
Herkimer County
$1,17247 mi · pop 60,293
Hamilton County
$1,42948 mi · pop 5,090
St. Lawrence County
$1,07157 mi · pop 108,670
Madison County
$1,39260 mi · pop 68,020
Onondaga County
$1,39263 mi · pop 472,637
Questions people ask
$1,008 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $758 for a studio, $839 for one bedroom, $1,402 for three and $1,646 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 Lewis actually go for?
HUD's number is one input. Search any address in Lewis for a rent estimate built from nearby comps. 3 free searches, no card.
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