HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Montgomery County, New York (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Montgomery County is $1,102 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,102
FY 2026, utilities included
Payment standard range
$992 to $1,212
90% to 110% of FMR
Income to afford 2BR
$44,080
per year, at 30% of income
Rank in New York
50th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Montgomery moves to $1,111. 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 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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $892 | $803 to $981 | $35,680 | $17.15/hr | +16.6% |
| 1 bedroom | $899 | $809 to $989 | $35,960 | $17.29/hr | +4.1% |
| 2 bedroom | $1,102 | $992 to $1,212 | $44,080 | $21.19/hr | +7.4% |
| 3 bedroom | $1,381 | $1,243 to $1,519 | $55,240 | $26.56/hr | +5.7% |
| 4 bedroom | $1,484 | $1,336 to $1,632 | $59,360 | $28.54/hr | +8.5% |
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 | $1,707 | $1,536 to $1,878 |
| 6 bedroom Estimate | $1,929 | $1,736 to $2,122 |
| 7 bedroom Estimate | $2,152 | $1,937 to $2,367 |
| 8 bedroom Estimate | $2,374 | $2,137 to $2,611 |
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 Montgomery, that runs from $892 for a studio up to $1,484 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 50th for two-bedroom FMR. That's about 19% below the state median of $1,361 and about 8% above the national median county at $1,018. About 49,624 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 $970 in 13410 (Nelliston) and $1,410 in 12066 (Esperance), 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 | $1,340 | +21.6% |
| 12016 | Auriesville | $1,102County rate | — |
| 12066 | Esperance | $1,410 | +27.9% |
| 12068 | Fonda | $1,010 | -8.3% |
| 12069 | Fort Hunter | $1,120 | +1.6% |
| 12070 | Fort Johnson | $1,060 | -3.8% |
| 12072 | Fultonville | $1,160 | +5.3% |
| 12086 | Hagaman | $1,340 | +21.6% |
| 12166 | Sprakers | $1,340 | +21.6% |
| 12177 | Tribes Hill | $1,020 | -7.4% |
| 13317 | Canajoharie | $1,070 | -2.9% |
| 13339 | Fort Plain | $1,070 | -2.9% |
| 13410 | Nelliston | $970 | -12.0% |
| 13428 | Palatine Bridge | $970 | -12.0% |
| 13452 | Saint Johnsville | $1,020 | -7.4% |
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 $992 and $1,212. 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.
$1,102 a month is affordable, by HUD's 30% rule, on an income of roughly $44,080 a year. Put another way, $21 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% ($992) | HAP at 100% ($1,102) | HAP at 110% ($1,212) |
|---|---|---|---|---|
| $2,500 | $750 | $242 | $352 | $462 |
| $4,000 | $1,200 | $0 | $0 | $12 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($1,026) to FY 2026 ($1,102). Since FY 2020 it's up 40% in total, about 5.8% 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 | $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 2027 | $814 | $862 | $1,111 | $1,359 | $1,490 | +0.8% |
Nearby counties
Fulton County
$1,08714 mi · pop 53,280
Schoharie County
$1,70221 mi · pop 29,970
Schenectady County
$1,70222 mi · pop 159,447
Saratoga County
$1,70232 mi · pop 236,328
Herkimer County
$1,17233 mi · pop 60,293
Albany County
$1,70235 mi · pop 315,041
Otsego County
$1,22838 mi · pop 59,678
Greene County
$1,37346 mi · pop 48,067
Questions people ask
$1,102 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $892 for a studio, $899 for one bedroom, $1,381 for three and $1,484 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 Montgomery actually go for?
HUD's number is one input. Search any address in Montgomery for a rent estimate built from nearby comps. 3 free searches, no card.
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