HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in New York County, New York (FY 2027)
A two-bedroom in New York County carries a FY 2027 Fair Market Rent of $2,971 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in New York keys off that figure.
Two-bedroom FMR
$2,971
+2.1% from FY 2026
Payment standard
$2,674–$3,268
90% to 110% of the FMR, two-bedroom
Income to afford
$118,840
a year, with rent at 30% of income
Rank in New York
3rd 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 | $2,593 | $2,334–$2,852 | $103,720 | $49.87/hr | +2.5% |
| 1 bedroom | $2,729 | $2,456–$3,002 | $109,160 | $52.48/hr | +2.8% |
| 2 bedroom | $2,971 | $2,674–$3,268 | $118,840 | $57.13/hr | +2.1% |
| 3 bedroom | $3,760 | $3,384–$4,136 | $150,400 | $72.31/hr | +3.2% |
| 4 bedroom | $4,121 | $3,709–$4,533 | $164,840 | $79.25/hr | +4.1% |
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 | $4,739 | $4,265–$5,213 |
| 6 bedroom Estimate | $5,357 | $4,821–$5,893 |
| 7 bedroom Estimate | $5,975 | $5,378–$6,573 |
| 8 bedroom Estimate | $6,594 | $5,935–$7,253 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
Two-bedrooms in New York are asking $6,134. HUD says $2,971.
That's 106% 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.
No card needed
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 $2,674 and $3,268. 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.
$2,971 a month is affordable, by HUD's 30% rule, on an income of roughly $118,840 a year. Put another way, $57 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%$2,674 | Voucher pays at 100%$2,971 | Voucher pays at 110%$3,268 |
|---|---|---|---|---|
| $2,500 | $750 | $1,924 | $2,221 | $2,518 |
| $4,000 | $1,200 | $1,474 | $1,771 | $2,068 |
Rate history
The two-bedroom rate went up 2% from FY 2026 ($2,910) to FY 2027 ($2,971). Since FY 2020 it's up 52% in total, about 6.2% 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 | $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 2027In effect | $2,593 | $2,729 | $2,971 | $3,760 | $4,121 | +2.1% |
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 New York, that runs from $2,593 for a studio up to $4,121 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 $2,971 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 115% above the state median of $1,385 and about 179% above the national median county at $1,063. About 1,629,477 people live here, 3rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,620 in 10002 (New York) and $4,460 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 | $4,460 | +50.1% |
| 10002 | New York | $2,620 | -11.8% |
| 10003 | New York | $4,460 | +50.1% |
| 10004 | New York | $3,680 | +23.9% |
| 10005 | New York | $3,680 | +23.9% |
| 10006 | New York | $3,680 | +23.9% |
| 10007 | New York | $3,680 | +23.9% |
| 10008 | New York | $3,680 | +23.9% |
| 10009 | New York | $3,310 | +11.4% |
| 10010 | New York | $4,040 | +36.0% |
| 10011 | New York | $4,460 | +50.1% |
| 10012 | New York | $4,460 | +50.1% |
| 10013 | New York | $4,460 | +50.1% |
| 10014 | New York | $4,460 | +50.1% |
| 10016 | New York | $4,460 | +50.1% |
| 10017 | New York | $4,460 | +50.1% |
| 10018 | New York | $4,350 | +46.4% |
| 10019 | New York | $4,420 | +48.8% |
| 10020 | New York | $3,680 | +23.9% |
| 10021 | New York | $4,460 | +50.1% |
| 10022 | New York | $4,460 | +50.1% |
| 10023 | New York | $4,460 | +50.1% |
| 10024 | New York | $4,460 | +50.1% |
| 10025 | New York | $3,280 | +10.4% |
| 10026 | New York | $3,280 | +10.4% |
| 10027 | New York | $2,830 | -4.7% |
| 10028 | New York | $4,460 | +50.1% |
| 10029 | New York | $2,620 | -11.8% |
| 10030 | New York | $2,620 | -11.8% |
| 10031 | New York | $2,880 | -3.1% |
| 10032 | New York | $2,620 | -11.8% |
| 10033 | New York | $2,660 | -10.5% |
| 10034 | New York | $2,830 | -4.7% |
| 10035 | New York | $2,690 | -9.5% |
| 10036 | New York | $4,180 | +40.7% |
| 10037 | New York | $2,670 | -10.1% |
| 10038 | New York | $4,460 | +50.1% |
| 10039 | New York | $2,620 | -11.8% |
| 10040 | New York | $2,780 | -6.4% |
| 10041 | New York | $3,680 | +23.9% |
Counties sharing the New York metro rate
HUD sets one rate for the whole metro, so every county here carries the same $2,971 two-bedroom figure as New York.
Nearby counties
Two-bedroom FMR, with how each compares to New York.
Bronx County
8 mi · 1,404,779 people
$2,971
same rate
Kings County
8 mi · 2,631,580 people
$2,971
same rate
Queens County
9 mi · 2,323,052 people
$2,971
same rate
Richmond County
15 mi · 494,956 people
$2,971
same rate
Nassau County
19 mi · 1,389,591 people
$2,689
-9%
Rockland County
25 mi · 341,883 people
$2,971
same rate
Westchester County
27 mi · 999,677 people
$2,971
same rate
Orange County
46 mi · 406,616 people
$2,131
-28%
Questions people ask
$2,971 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $2,593 for a studio, $2,729 for one bedroom, $3,760 for three and $4,121 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 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. Free to start, no card.
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