HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Livingston County, New York (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Livingston County is $1,416 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,416
-10.0% from FY 2026
Payment standard
$1,274–$1,558
90% to 110% of the FMR, two-bedroom
Income to afford
$56,640
a year, with rent at 30% of income
Rank in New York
27th 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 | $1,005 | $905–$1,106 | $40,200 | $19.33/hr | -9.9% |
| 1 bedroom | $1,131 | $1,018–$1,244 | $45,240 | $21.75/hr | -10.0% |
| 2 bedroom | $1,416 | $1,274–$1,558 | $56,640 | $27.23/hr | -10.0% |
| 3 bedroom | $1,706 | $1,535–$1,877 | $68,240 | $32.81/hr | -10.0% |
| 4 bedroom | $1,875 | $1,688–$2,063 | $75,000 | $36.06/hr | -10.0% |
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 | $2,156 | $1,940–$2,372 |
| 6 bedroom Estimate | $2,438 | $2,194–$2,682 |
| 7 bedroom Estimate | $2,719 | $2,447–$2,991 |
| 8 bedroom Estimate | $3,000 | $2,700–$3,300 |
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 Livingston actually rent for?
Search any address in Livingston 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 Livingston somewhere between $1,274 and $1,558. 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.
$1,416 a month is affordable, by HUD's 30% rule, on an income of roughly $56,640 a year. Put another way, $27 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%$1,274 | Voucher pays at 100%$1,416 | Voucher pays at 110%$1,558 |
|---|---|---|---|---|
| $2,500 | $750 | $524 | $666 | $808 |
| $4,000 | $1,200 | $74 | $216 | $358 |
Rate history
The two-bedroom rate went down 10% from FY 2026 ($1,573) to FY 2027 ($1,416). Since FY 2020 it's up 46% in total, about 5.5% 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 | $668 | $775 | $972 | $1,211 | $1,317 | — |
| FY 2021 | $698 | $805 | $1,006 | $1,251 | $1,364 | +3.5% |
| FY 2022 | $727 | $828 | $1,039 | $1,284 | $1,409 | +3.3% |
| FY 2023 | $839 | $950 | $1,186 | $1,443 | $1,593 | +14.1% |
| FY 2024 | $938 | $1,050 | $1,307 | $1,580 | $1,741 | +10.2% |
| FY 2025 | $1,022 | $1,149 | $1,427 | $1,720 | $1,892 | +9.2% |
| FY 2026 | $1,116 | $1,256 | $1,573 | $1,895 | $2,083 | +10.2% |
| FY 2027In effect | $1,005 | $1,131 | $1,416 | $1,706 | $1,875 | -10.0% |
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 Livingston, that runs from $1,005 for a studio up to $1,875 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Livingston in with 4 other counties in the Rochester metro, Monroe County, Ontario County, Wayne County among them, and every one of them gets $1,416 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among New York's 62 counties, Livingston ranks 27th for two-bedroom FMR. That's about 2% above the state median of $1,385 and about 33% above the national median county at $1,063. About 61,498 people live here, 39th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,420 in 14414 (Avon) and $1,470 in 14435 (Conesus), with the 23 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 |
|---|---|---|---|
| 14414 | Avon | $1,420 | +0.3% |
| 14423 | Caledonia | $1,420 | +0.3% |
| 14435 | Conesus | $1,470 | +3.8% |
| 14437 | Dansville | $1,420 | +0.3% |
| 14454 | Geneseo | $1,460 | +3.1% |
| 14462 | Groveland | $1,420 | +0.3% |
| 14466 | Hemlock | $1,420 | +0.3% |
| 14480 | Lakeville | $1,420 | +0.3% |
| 14481 | Leicester | $1,420 | +0.3% |
| 14485 | Lima | $1,420 | +0.3% |
| 14487 | Livonia | $1,420 | +0.3% |
| 14488 | Livonia Center | $1,420 | +0.3% |
| 14510 | Mount Morris | $1,420 | +0.3% |
| 14517 | Nunda | $1,420 | +0.3% |
| 14533 | Piffard | $1,420 | +0.3% |
| 14539 | Retsof | $1,420 | +0.3% |
| 14545 | Scottsburg | $1,420 | +0.3% |
| 14556 | Sonyea | $1,420 | +0.3% |
| 14558 | South Lima | $1,420 | +0.3% |
| 14560 | Springwater | $1,420 | +0.3% |
| 14592 | York | $1,420 | +0.3% |
| 14836 | Dalton | $1,420 | +0.3% |
| 14846 | Hunt | $1,420 | +0.3% |
Counties sharing the Rochester metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,416 two-bedroom figure as Livingston.
Nearby counties
Two-bedroom FMR, with how each compares to Livingston.
Wyoming County
23 mi · 39,753 people
$1,014
-28%
Genesee County
26 mi · 57,787 people
$1,113
-21%
Ontario County
28 mi · 112,625 people
$1,416
same rate
Monroe County
29 mi · 753,753 people
$1,416
same rate
Yates County
37 mi · 24,526 people
$1,057
-25%
Allegany County
38 mi · 47,159 people
$1,014
-28%
Steuben County
38 mi · 92,588 people
$1,058
-25%
Orleans County
41 mi · 39,608 people
$1,416
same rate
Questions people ask
$1,416 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,005 for a studio, $1,131 for one bedroom, $1,706 for three and $1,875 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 Livingston actually go for?
HUD's number is one input. Search any address in Livingston for a rent estimate built from nearby comps. Free to start, no card.
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