HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Madison County, New York (FY 2027)
$1,493 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Madison County, and it's the baseline every voucher in Madison is measured against.
Two-bedroom FMR
$1,493
+7.3% from FY 2026
Payment standard
$1,344–$1,642
90% to 110% of the FMR, two-bedroom
Income to afford
$59,720
a year, with rent at 30% of income
Rank in New York
21st 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 | $1,050 | $945–$1,155 | $42,000 | $20.19/hr | +5.5% |
| 1 bedroom | $1,196 | $1,076–$1,316 | $47,840 | $23.00/hr | +6.5% |
| 2 bedroom | $1,493 | $1,344–$1,642 | $59,720 | $28.71/hr | +7.3% |
| 3 bedroom | $1,808 | $1,627–$1,989 | $72,320 | $34.77/hr | +6.9% |
| 4 bedroom | $1,962 | $1,766–$2,158 | $78,480 | $37.73/hr | +6.2% |
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 | $2,256 | $2,030–$2,482 |
| 6 bedroom Estimate | $2,551 | $2,296–$2,806 |
| 7 bedroom Estimate | $2,845 | $2,561–$3,130 |
| 8 bedroom Estimate | $3,139 | $2,825–$3,453 |
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 Madison actually rent for?
Search any address in Madison 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 Madison somewhere between $1,344 and $1,642. 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.
$1,493 a month is affordable, by HUD's 30% rule, on an income of roughly $59,720 a year. Put another way, $29 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%$1,344 | Voucher pays at 100%$1,493 | Voucher pays at 110%$1,642 |
|---|---|---|---|---|
| $2,500 | $750 | $594 | $743 | $892 |
| $4,000 | $1,200 | $144 | $293 | $442 |
Rate history
The two-bedroom rate went up 7% from FY 2026 ($1,392) to FY 2027 ($1,493). Since FY 2020 it's up 66% in total, about 7.5% 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 | $633 | $723 | $900 | $1,127 | $1,291 | — |
| FY 2021 | $648 | $729 | $901 | $1,124 | $1,303 | +0.1% |
| FY 2022 | $694 | $781 | $966 | $1,198 | $1,390 | +7.2% |
| FY 2023 | $801 | $897 | $1,109 | $1,367 | $1,579 | +14.8% |
| FY 2024 | $828 | $916 | $1,126 | $1,381 | $1,600 | +1.5% |
| FY 2025 | $963 | $1,074 | $1,321 | $1,616 | $1,821 | +17.3% |
| FY 2026 | $995 | $1,123 | $1,392 | $1,691 | $1,848 | +5.4% |
| FY 2027In effect | $1,050 | $1,196 | $1,493 | $1,808 | $1,962 | +7.3% |
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 Madison, that runs from $1,050 for a studio up to $1,962 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 Madison in with 2 other counties in the Syracuse metro, Onondaga County, Oswego County among them, and every one of them gets $1,493 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, Madison ranks 21st for two-bedroom FMR. That's about 8% above the state median of $1,385 and about 40% above the national median county at $1,063. About 67,328 people live here, 37th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,260 in 13037 (Chittenango) and $2,240 in 13418 (North Brookfield), with the 22 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 |
|---|---|---|---|
| 13032 | Canastota | $1,310 | -12.3% |
| 13035 | Cazenovia | $1,690 | +13.2% |
| 13037 | Chittenango | $1,260 | -15.6% |
| 13043 | Clockville | $1,310 | -12.3% |
| 13052 | De Ruyter | $1,260 | -15.6% |
| 13061 | Erieville | $1,260 | -15.6% |
| 13072 | Georgetown | $1,260 | -15.6% |
| 13122 | New Woodstock | $1,490 | -0.2% |
| 13134 | Peterboro | $1,390 | -6.9% |
| 13163 | Wampsville | $1,300 | -12.9% |
| 13310 | Bouckville | $1,260 | -15.6% |
| 13314 | Brookfield | $1,290 | -13.6% |
| 13334 | Eaton | $1,460 | -2.2% |
| 13346 | Hamilton | $1,730 | +15.9% |
| 13355 | Hubbardsville | $1,260 | -15.6% |
| 13364 | Leonardsville | $1,260 | -15.6% |
| 13402 | Madison | $1,280 | -14.3% |
| 13408 | Morrisville | $1,350 | -9.6% |
| 13409 | Munnsville | $1,300 | -12.9% |
| 13418 | North Brookfield | $2,240 | +50.0% |
| 13421 | Oneida | $1,260 | -15.6% |
| 13465 | Solsville | $1,493County rate | — |
| 13484 | West Eaton | $1,310 | -12.3% |
Counties sharing the Syracuse metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,493 two-bedroom figure as Madison.
Nearby counties
Two-bedroom FMR, with how each compares to Madison.
Oneida County
21 mi · 229,124 people
$1,210
-19%
Chenango County
26 mi · 46,321 people
$1,014
-32%
Onondaga County
29 mi · 471,129 people
$1,493
same rate
Cortland County
32 mi · 46,246 people
$1,171
-22%
Otsego County
36 mi · 60,108 people
$1,235
-17%
Herkimer County
39 mi · 59,757 people
$1,210
-19%
Oswego County
44 mi · 117,953 people
$1,493
same rate
Cayuga County
48 mi · 75,102 people
$1,074
-28%
Questions people ask
$1,493 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,050 for a studio, $1,196 for one bedroom, $1,808 for three and $1,962 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 Madison actually go for?
HUD's number is one input. Search any address in Madison for a rent estimate built from nearby comps. Free to start, no card.
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