HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Niagara County, New York (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Niagara County is $1,423 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,423
+6.0% from FY 2026
Payment standard
$1,281–$1,565
90% to 110% of the FMR, two-bedroom
Income to afford
$56,920
a year, with rent at 30% of income
Rank in New York
26th 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 | $1,178 | $1,060–$1,296 | $47,120 | $22.65/hr | +6.6% |
| 1 bedroom | $1,203 | $1,083–$1,323 | $48,120 | $23.13/hr | +5.6% |
| 2 bedroom | $1,423 | $1,281–$1,565 | $56,920 | $27.37/hr | +6.0% |
| 3 bedroom | $1,732 | $1,559–$1,905 | $69,280 | $33.31/hr | +5.6% |
| 4 bedroom | $1,977 | $1,779–$2,175 | $79,080 | $38.02/hr | +5.8% |
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 | $2,274 | $2,047–$2,501 |
| 6 bedroom Estimate | $2,570 | $2,313–$2,827 |
| 7 bedroom Estimate | $2,867 | $2,580–$3,154 |
| 8 bedroom Estimate | $3,163 | $2,847–$3,479 |
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 Niagara actually rent for?
Search any address in Niagara 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 Niagara somewhere between $1,281 and $1,565. 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.
$1,423 a month is affordable, by HUD's 30% rule, on an income of roughly $56,920 a year. Put another way, $27 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%$1,281 | Voucher pays at 100%$1,423 | Voucher pays at 110%$1,565 |
|---|---|---|---|---|
| $2,500 | $750 | $531 | $673 | $815 |
| $4,000 | $1,200 | $81 | $223 | $365 |
Rate history
The two-bedroom rate went up 6% from FY 2026 ($1,343) to FY 2027 ($1,423). Since FY 2020 it's up 69% in total, about 7.8% 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 | $674 | $703 | $843 | $1,051 | $1,190 | — |
| FY 2021 | $743 | $772 | $920 | $1,144 | $1,284 | +9.1% |
| FY 2022 | $774 | $812 | $963 | $1,190 | $1,334 | +4.7% |
| FY 2023 | $869 | $908 | $1,069 | $1,309 | $1,470 | +11.0% |
| FY 2024 | $951 | $992 | $1,163 | $1,424 | $1,604 | +8.8% |
| FY 2025 | $968 | $1,001 | $1,176 | $1,438 | $1,625 | +1.1% |
| FY 2026 | $1,105 | $1,139 | $1,343 | $1,640 | $1,869 | +14.2% |
| FY 2027In effect | $1,178 | $1,203 | $1,423 | $1,732 | $1,977 | +6.0% |
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 Niagara, that runs from $1,178 for a studio up to $1,977 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 Niagara in with one other county in the Buffalo-Cheektowaga metro, Erie County among them, and every one of them gets $1,423 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, Niagara ranks 26th for two-bedroom FMR. That's about 3% above the state median of $1,385 and about 34% above the national median county at $1,063. About 210,721 people live here, 18th 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 14105 (Middleport) and $1,520 in 14174 (Youngstown), with the 23 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 |
|---|---|---|---|
| 14008 | Appleton | $1,170 | -17.8% |
| 14012 | Barker | $1,210 | -15.0% |
| 14028 | Burt | $1,210 | -15.0% |
| 14067 | Gasport | $1,180 | -17.1% |
| 14092 | Lewiston | $1,330 | -6.5% |
| 14094 | Lockport | $1,310 | -7.9% |
| 14095 | Lockport | $1,240 | -12.9% |
| 14105 | Middleport | $1,010 | -29.0% |
| 14107 | Model City | $1,240 | -12.9% |
| 14108 | Newfane | $1,130 | -20.6% |
| 14109 | Niagara University | $1,330 | -6.5% |
| 14120 | North Tonawanda | $1,340 | -5.8% |
| 14126 | Olcott | $1,240 | -12.9% |
| 14131 | Ransomville | $1,180 | -17.1% |
| 14132 | Sanborn | $1,280 | -10.0% |
| 14144 | Stella Niagara | $1,240 | -12.9% |
| 14172 | Wilson | $1,360 | -4.4% |
| 14174 | Youngstown | $1,520 | +6.8% |
| 14301 | Niagara Falls | $1,080 | -24.1% |
| 14302 | Niagara Falls | $1,080 | -24.1% |
| 14303 | Niagara Falls | $1,170 | -17.8% |
| 14304 | Niagara Falls | $1,270 | -10.8% |
| 14305 | Niagara Falls | $1,330 | -6.5% |
Counties sharing the Buffalo-Cheektowaga metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,423 two-bedroom figure as Niagara.
Nearby counties
Two-bedroom FMR, with how each compares to Niagara.
Erie County
26 mi · 950,622 people
$1,423
same rate
Orleans County
34 mi · 39,608 people
$1,416
same rate
Genesee County
37 mi · 57,787 people
$1,113
-22%
Wyoming County
47 mi · 39,753 people
$1,014
-29%
Monroe County
60 mi · 753,753 people
$1,416
same rate
Livingston County
62 mi · 61,498 people
$1,416
same rate
Cattaraugus County
63 mi · 76,145 people
$1,014
-29%
Chautauqua County
70 mi · 125,544 people
$1,014
-29%
Questions people ask
$1,423 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,178 for a studio, $1,203 for one bedroom, $1,732 for three and $1,977 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 Niagara actually go for?
HUD's number is one input. Search any address in Niagara for a rent estimate built from nearby comps. Free to start, no card.
Free tier. No credit card.