HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Madison County, New York (FY 2026)
$1,392 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Madison County, and it's the baseline every voucher in Madison is measured against.
2 bedroom FMR
$1,392
FY 2026, utilities included
Payment standard range
$1,253 to $1,531
90% to 110% of FMR
Income to afford 2BR
$55,680
per year, at 30% of income
Rank in New York
28th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Madison moves to $1,493. That's up 7%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $995 | $896 to $1,095 | $39,800 | $19.13/hr | +3.3% |
| 1 bedroom | $1,123 | $1,011 to $1,235 | $44,920 | $21.60/hr | +4.6% |
| 2 bedroom | $1,392 | $1,253 to $1,531 | $55,680 | $26.77/hr | +5.4% |
| 3 bedroom | $1,691 | $1,522 to $1,860 | $67,640 | $32.52/hr | +4.6% |
| 4 bedroom | $1,848 | $1,663 to $2,033 | $73,920 | $35.54/hr | +1.5% |
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 | $2,125 | $1,913 to $2,338 |
| 6 bedroom Estimate | $2,402 | $2,162 to $2,642 |
| 7 bedroom Estimate | $2,680 | $2,412 to $2,948 |
| 8 bedroom Estimate | $2,957 | $2,661 to $3,253 |
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 Madison, that runs from $995 for a studio up to $1,848 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 $1,392 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 28th for two-bedroom FMR. That's about 2% above the state median of $1,361 and about 37% above the national median county at $1,018. About 68,020 people live here, 37th in the state.
Counties sharing the Syracuse metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,190 in 13037 (Chittenango) and $2,090 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 | $1,260 | -9.5% |
| 13035 | Cazenovia | $1,570 | +12.8% |
| 13037 | Chittenango | $1,190 | -14.5% |
| 13043 | Clockville | $1,230 | -11.6% |
| 13052 | De Ruyter | $1,190 | -14.5% |
| 13061 | Erieville | $1,290 | -7.3% |
| 13072 | Georgetown | $1,190 | -14.5% |
| 13122 | New Woodstock | $1,300 | -6.6% |
| 13134 | Peterboro | $1,300 | -6.6% |
| 13163 | Wampsville | $1,250 | -10.2% |
| 13310 | Bouckville | $1,390 | -0.1% |
| 13314 | Brookfield | $1,270 | -8.8% |
| 13334 | Eaton | $1,190 | -14.5% |
| 13346 | Hamilton | $1,620 | +16.4% |
| 13355 | Hubbardsville | $1,190 | -14.5% |
| 13364 | Leonardsville | $1,190 | -14.5% |
| 13402 | Madison | $1,270 | -8.8% |
| 13408 | Morrisville | $1,260 | -9.5% |
| 13409 | Munnsville | $1,220 | -12.4% |
| 13418 | North Brookfield | $2,090 | +50.1% |
| 13421 | Oneida | $1,190 | -14.5% |
| 13465 | Solsville | $1,392County rate | — |
| 13484 | West Eaton | $1,190 | -14.5% |
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 $1,253 and $1,531. 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.
$1,392 a month is affordable, by HUD's 30% rule, on an income of roughly $55,680 a year. Put another way, $27 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% ($1,253) | HAP at 100% ($1,392) | HAP at 110% ($1,531) |
|---|---|---|---|---|
| $2,500 | $750 | $503 | $642 | $781 |
| $4,000 | $1,200 | $53 | $192 | $331 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,321) to FY 2026 ($1,392). Since FY 2020 it's up 55% in total, about 7.5% 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 | $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 2027 | $1,050 | $1,196 | $1,493 | $1,808 | $1,962 | +7.3% |
Nearby counties
Oneida County
$1,17221 mi · pop 231,055
Chenango County
$97326 mi · pop 47,096
Onondaga County
$1,39229 mi · pop 472,637
Cortland County
$1,19832 mi · pop 46,755
Otsego County
$1,22836 mi · pop 59,678
Herkimer County
$1,17239 mi · pop 60,293
Oswego County
$1,39244 mi · pop 118,037
Cayuga County
$1,12448 mi · pop 76,171
Questions people ask
$1,392 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $995 for a studio, $1,123 for one bedroom, $1,691 for three and $1,848 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 Madison actually go for?
HUD's number is one input. Search any address in Madison for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.