HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in New York County, New York (FY 2026)
A two-bedroom in New York County carries a FY 2026 Fair Market Rent of $2,910 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in New York keys off that figure.
2 bedroom FMR
$2,910
FY 2026, utilities included
Payment standard range
$2,619 to $3,201
90% to 110% of FMR
Income to afford 2BR
$116,400
per year, at 30% of income
Rank in New York
3rd of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in New York moves to $2,971. That's up 2%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in New York are asking $6,398. HUD says $2,910.
That's 120% above the county FMR. Median asking rent across 21 New York ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
Comps for a specific address
A rent estimate built from nearby listings, next to the HUD number.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $2,529 | $2,276 to $2,782 | $101,160 | $48.63/hr | +5.1% |
| 1 bedroom | $2,655 | $2,390 to $2,921 | $106,200 | $51.06/hr | +5.7% |
| 2 bedroom | $2,910 | $2,619 to $3,201 | $116,400 | $55.96/hr | +4.7% |
| 3 bedroom | $3,644 | $3,280 to $4,008 | $145,760 | $70.08/hr | +5.2% |
| 4 bedroom | $3,959 | $3,563 to $4,355 | $158,360 | $76.13/hr | +5.9% |
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 | $4,553 | $4,098 to $5,008 |
| 6 bedroom Estimate | $5,147 | $4,632 to $5,662 |
| 7 bedroom Estimate | $5,741 | $5,167 to $6,315 |
| 8 bedroom Estimate | $6,334 | $5,701 to $6,967 |
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 New York, that runs from $2,529 for a studio up to $3,959 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 New York in with 7 other counties in the New York metro, Kings County, Queens County, Bronx County among them, and every one of them gets $2,910 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, New York ranks 3rd for two-bedroom FMR. That's about 114% above the state median of $1,361 and about 186% above the national median county at $1,018. About 1,645,867 people live here, 3rd in the state.
Counties sharing the New York metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,510 in 10002 (New York) and $4,370 in 10001 (New York), with the 127 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 |
|---|---|---|---|
| 10001 | New York | $4,370 | +50.2% |
| 10002 | New York | $2,510 | -13.7% |
| 10003 | New York | $4,370 | +50.2% |
| 10004 | New York | $3,590 | +23.4% |
| 10005 | New York | $3,760 | +29.2% |
| 10006 | New York | $3,760 | +29.2% |
| 10007 | New York | $3,590 | +23.4% |
| 10008 | New York | $3,590 | +23.4% |
| 10009 | New York | $3,110 | +6.9% |
| 10010 | New York | $3,760 | +29.2% |
| 10011 | New York | $4,370 | +50.2% |
| 10012 | New York | $4,370 | +50.2% |
| 10013 | New York | $4,370 | +50.2% |
| 10014 | New York | $4,370 | +50.2% |
| 10016 | New York | $4,370 | +50.2% |
| 10017 | New York | $4,370 | +50.2% |
| 10018 | New York | $4,240 | +45.7% |
| 10019 | New York | $4,080 | +40.2% |
| 10020 | New York | $3,590 | +23.4% |
| 10021 | New York | $4,370 | +50.2% |
| 10022 | New York | $4,370 | +50.2% |
| 10023 | New York | $4,370 | +50.2% |
| 10024 | New York | $4,370 | +50.2% |
| 10025 | New York | $3,060 | +5.2% |
| 10026 | New York | $3,070 | +5.5% |
| 10027 | New York | $2,700 | -7.2% |
| 10028 | New York | $4,370 | +50.2% |
| 10029 | New York | $2,510 | -13.7% |
| 10030 | New York | $2,510 | -13.7% |
| 10031 | New York | $2,740 | -5.8% |
| 10032 | New York | $2,510 | -13.7% |
| 10033 | New York | $2,600 | -10.7% |
| 10034 | New York | $2,760 | -5.2% |
| 10035 | New York | $2,560 | -12.0% |
| 10036 | New York | $4,040 | +38.8% |
| 10037 | New York | $2,580 | -11.3% |
| 10038 | New York | $4,370 | +50.2% |
| 10039 | New York | $2,510 | -13.7% |
| 10040 | New York | $2,710 | -6.9% |
| 10041 | New York | $3,590 | +23.4% |
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 New York somewhere between $2,619 and $3,201. 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.
$2,910 a month is affordable, by HUD's 30% rule, on an income of roughly $116,400 a year. Put another way, $56 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% ($2,619) | HAP at 100% ($2,910) | HAP at 110% ($3,201) |
|---|---|---|---|---|
| $2,500 | $750 | $1,869 | $2,160 | $2,451 |
| $4,000 | $1,200 | $1,419 | $1,710 | $2,001 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($2,780) to FY 2026 ($2,910). Since FY 2020 it's up 49% in total, about 6.9% 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 | $1,665 | $1,714 | $1,951 | $2,472 | $2,643 | — |
| FY 2021 | $1,760 | $1,801 | $2,053 | $2,598 | $2,784 | +5.2% |
| FY 2022 | $2,018 | $2,054 | $2,340 | $2,952 | $3,173 | +14.0% |
| FY 2023 | $2,123 | $2,170 | $2,451 | $3,078 | $3,316 | +4.7% |
| FY 2024 | $2,386 | $2,451 | $2,752 | $3,434 | $3,700 | +12.3% |
| FY 2025 | $2,406 | $2,511 | $2,780 | $3,465 | $3,738 | +1.0% |
| FY 2026 | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 | +4.7% |
| FY 2027 | $2,593 | $2,729 | $2,971 | $3,760 | $4,121 | +2.1% |
Nearby counties
Bronx County
$2,9108 mi · pop 1,443,229
Kings County
$2,9108 mi · pop 2,679,620
Queens County
$2,9109 mi · pop 2,360,826
Richmond County
$2,91015 mi · pop 492,925
Nassau County
$2,74719 mi · pop 1,389,160
Rockland County
$2,91025 mi · pop 337,326
Westchester County
$2,91027 mi · pop 997,904
Orange County
$1,97946 mi · pop 401,237
Questions people ask
$2,910 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $2,529 for a studio, $2,655 for one bedroom, $3,644 for three and $3,959 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 New York actually go for?
HUD's number is one input. Search any address in New York for a rent estimate built from nearby comps. 3 free searches, no card.
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