HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Montgomery County, New York (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Montgomery County is $1,111 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,111
+0.8% from FY 2026
Payment standard
$1,000–$1,222
90% to 110% of the FMR, two-bedroom
Income to afford
$44,440
a year, with rent at 30% of income
Rank in New York
49th 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 | $814 | $733–$895 | $32,560 | $15.65/hr | -8.7% |
| 1 bedroom | $862 | $776–$948 | $34,480 | $16.58/hr | -4.1% |
| 2 bedroom | $1,111 | $1,000–$1,222 | $44,440 | $21.37/hr | +0.8% |
| 3 bedroom | $1,359 | $1,223–$1,495 | $54,360 | $26.13/hr | -1.6% |
| 4 bedroom | $1,490 | $1,341–$1,639 | $59,600 | $28.65/hr | +0.4% |
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 | $1,714 | $1,543–$1,885 |
| 6 bedroom Estimate | $1,937 | $1,743–$2,131 |
| 7 bedroom Estimate | $2,161 | $1,945–$2,377 |
| 8 bedroom Estimate | $2,384 | $2,146–$2,622 |
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 Montgomery actually rent for?
Search any address in Montgomery 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 Montgomery somewhere between $1,000 and $1,222. 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.
$1,111 a month is affordable, by HUD's 30% rule, on an income of roughly $44,440 a year. Put another way, $21 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%$1,000 | Voucher pays at 100%$1,111 | Voucher pays at 110%$1,222 |
|---|---|---|---|---|
| $2,500 | $750 | $250 | $361 | $472 |
| $4,000 | $1,200 | $0 | $0 | $22 |
Rate history
The two-bedroom rate went up 1% from FY 2026 ($1,102) to FY 2027 ($1,111). Since FY 2020 it's up 41% in total, about 5.0% 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 | $660 | $664 | $787 | $981 | $1,112 | — |
| FY 2021 | $706 | $711 | $845 | $1,051 | $1,172 | +7.4% |
| FY 2022 | $692 | $696 | $820 | $1,028 | $1,135 | -3.0% |
| FY 2023 | $747 | $751 | $889 | $1,115 | $1,219 | +8.4% |
| FY 2024 | $745 | $780 | $914 | $1,166 | $1,251 | +2.8% |
| FY 2025 | $765 | $864 | $1,026 | $1,306 | $1,368 | +12.3% |
| FY 2026 | $892 | $899 | $1,102 | $1,381 | $1,484 | +7.4% |
| FY 2027In effect | $814 | $862 | $1,111 | $1,359 | $1,490 | +0.8% |
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 Montgomery, that runs from $814 for a studio up to $1,490 for four bedrooms, all five rates in the table above.
Because Montgomery 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, Amsterdam included.
Among New York's 62 counties, Montgomery ranks 49th for two-bedroom FMR. That's about 20% below the state median of $1,385 and about 5% above the national median county at $1,063. About 49,528 people live here, 46th 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 12070 (Fort Johnson) and $1,540 in 12010 (Amsterdam), with the 14 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 |
|---|---|---|---|
| 12010 | Amsterdam | $1,540 | +38.6% |
| 12016 | Auriesville | $1,111County rate | — |
| 12066 | Esperance | $1,540 | +38.6% |
| 12068 | Fonda | $1,030 | -7.3% |
| 12069 | Fort Hunter | $1,140 | +2.6% |
| 12070 | Fort Johnson | $1,010 | -9.1% |
| 12072 | Fultonville | $1,110 | -0.1% |
| 12086 | Hagaman | $1,540 | +38.6% |
| 12166 | Sprakers | $1,540 | +38.6% |
| 12177 | Tribes Hill | $1,040 | -6.4% |
| 13317 | Canajoharie | $1,110 | -0.1% |
| 13339 | Fort Plain | $1,060 | -4.6% |
| 13410 | Nelliston | $1,010 | -9.1% |
| 13428 | Palatine Bridge | $1,010 | -9.1% |
| 13452 | Saint Johnsville | $1,010 | -9.1% |
Nearby counties
Two-bedroom FMR, with how each compares to Montgomery.
Fulton County
14 mi · 52,487 people
$1,051
-5%
Schoharie County
21 mi · 30,049 people
$1,711
+54%
Schenectady County
22 mi · 160,369 people
$1,711
+54%
Saratoga County
32 mi · 238,284 people
$1,711
+54%
Herkimer County
33 mi · 59,757 people
$1,210
+9%
Albany County
35 mi · 317,018 people
$1,711
+54%
Otsego County
38 mi · 60,108 people
$1,235
+11%
Greene County
46 mi · 47,409 people
$1,354
+22%
Questions people ask
$1,111 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $814 for a studio, $862 for one bedroom, $1,359 for three and $1,490 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 Montgomery actually go for?
HUD's number is one input. Search any address in Montgomery for a rent estimate built from nearby comps. Free to start, no card.
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