HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Onondaga County, New York (FY 2026)
A two-bedroom in Onondaga County carries a FY 2026 Fair Market Rent of $1,392 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Onondaga keys off that figure.
2 bedroom FMR
$1,392
FY 2026, utilities included
Payment standard range
$1,253 to $1,531
90% to 110% of FMR
Income to afford 2BR
$55,680
per year, at 30% of income
Rank in New York
29th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Onondaga moves to $1,493. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Onondaga actually rent for?
Search any address in Onondaga 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 | $995 | $896 to $1,095 | $39,800 | $19.13/hr | +3.3% |
| 1 bedroom | $1,123 | $1,011 to $1,235 | $44,920 | $21.60/hr | +4.6% |
| 2 bedroom | $1,392 | $1,253 to $1,531 | $55,680 | $26.77/hr | +5.4% |
| 3 bedroom | $1,691 | $1,522 to $1,860 | $67,640 | $32.52/hr | +4.6% |
| 4 bedroom | $1,848 | $1,663 to $2,033 | $73,920 | $35.54/hr | +1.5% |
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 | $2,125 | $1,913 to $2,338 |
| 6 bedroom Estimate | $2,402 | $2,162 to $2,642 |
| 7 bedroom Estimate | $2,680 | $2,412 to $2,948 |
| 8 bedroom Estimate | $2,957 | $2,661 to $3,253 |
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 Onondaga, that runs from $995 for a studio up to $1,848 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 Onondaga in with 2 other counties in the Syracuse metro, Oswego County, Madison County among them, and every one of them gets $1,392 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, Onondaga ranks 29th for two-bedroom FMR. That's about 2% above the state median of $1,361 and about 37% above the national median county at $1,018. About 472,637 people live here, 11th in the state.
Counties sharing the Syracuse metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,190 in 13030 (Bridgeport) and $1,840 in 13041 (Clay), with the 56 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 |
|---|---|---|---|
| 13020 | Apulia Station | $1,520 | +9.2% |
| 13027 | Baldwinsville | $1,640 | +17.8% |
| 13029 | Brewerton | $1,390 | -0.1% |
| 13030 | Bridgeport | $1,190 | -14.5% |
| 13031 | Camillus | $1,670 | +20.0% |
| 13039 | Cicero | $1,500 | +7.8% |
| 13041 | Clay | $1,840 | +32.2% |
| 13051 | Delphi Falls | $1,450 | +4.2% |
| 13057 | East Syracuse | $1,310 | -5.9% |
| 13060 | Elbridge | $1,250 | -10.2% |
| 13063 | Fabius | $1,190 | -14.5% |
| 13066 | Fayetteville | $1,590 | +14.2% |
| 13078 | Jamesville | $1,650 | +18.5% |
| 13080 | Jordan | $1,190 | -14.5% |
| 13082 | Kirkville | $1,260 | -9.5% |
| 13084 | La Fayette | $1,660 | +19.3% |
| 13088 | Liverpool | $1,510 | +8.5% |
| 13089 | Liverpool | $1,430 | +2.7% |
| 13090 | Liverpool | $1,660 | +19.3% |
| 13104 | Manlius | $1,420 | +2.0% |
| 13108 | Marcellus | $1,370 | -1.6% |
| 13110 | Marietta | $1,410 | +1.3% |
| 13112 | Memphis | $1,430 | +2.7% |
| 13116 | Minoa | $1,430 | +2.7% |
| 13119 | Mottville | $1,430 | +2.7% |
| 13120 | Nedrow | $1,560 | +12.1% |
| 13137 | Plainville | $1,430 | +2.7% |
| 13138 | Pompey | $1,450 | +4.2% |
| 13152 | Skaneateles | $1,740 | +25.0% |
| 13153 | Skaneateles Falls | $1,430 | +2.7% |
| 13159 | Tully | $1,500 | +7.8% |
| 13164 | Warners | $1,430 | +2.7% |
| 13201 | Syracuse | $1,430 | +2.7% |
| 13202 | Syracuse | $1,580 | +13.5% |
| 13203 | Syracuse | $1,320 | -5.2% |
| 13204 | Syracuse | $1,260 | -9.5% |
| 13205 | Syracuse | $1,230 | -11.6% |
| 13206 | Syracuse | $1,250 | -10.2% |
| 13207 | Syracuse | $1,440 | +3.4% |
| 13208 | Syracuse | $1,330 | -4.5% |
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 Onondaga somewhere between $1,253 and $1,531. 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.
$1,392 a month is affordable, by HUD's 30% rule, on an income of roughly $55,680 a year. Put another way, $27 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% ($1,253) | HAP at 100% ($1,392) | HAP at 110% ($1,531) |
|---|---|---|---|---|
| $2,500 | $750 | $503 | $642 | $781 |
| $4,000 | $1,200 | $53 | $192 | $331 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,321) to FY 2026 ($1,392). Since FY 2020 it's up 55% in total, about 7.5% 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 | $633 | $723 | $900 | $1,127 | $1,291 | — |
| FY 2021 | $648 | $729 | $901 | $1,124 | $1,303 | +0.1% |
| FY 2022 | $694 | $781 | $966 | $1,198 | $1,390 | +7.2% |
| FY 2023 | $801 | $897 | $1,109 | $1,367 | $1,579 | +14.8% |
| FY 2024 | $828 | $916 | $1,126 | $1,381 | $1,600 | +1.5% |
| FY 2025 | $963 | $1,074 | $1,321 | $1,616 | $1,821 | +17.3% |
| FY 2026 | $995 | $1,123 | $1,392 | $1,691 | $1,848 | +5.4% |
| FY 2027 | $1,050 | $1,196 | $1,493 | $1,808 | $1,962 | +7.3% |
Nearby counties
Cayuga County
$1,12422 mi · pop 76,171
Oswego County
$1,39226 mi · pop 118,037
Madison County
$1,39229 mi · pop 68,020
Cortland County
$1,19830 mi · pop 46,755
Seneca County
$1,16938 mi · pop 33,651
Oneida County
$1,17240 mi · pop 231,055
Tompkins County
$1,75341 mi · pop 102,555
Chenango County
$97345 mi · pop 47,096
Questions people ask
$1,392 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $995 for a studio, $1,123 for one bedroom, $1,691 for three and $1,848 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 Onondaga actually go for?
HUD's number is one input. Search any address in Onondaga for a rent estimate built from nearby comps. 3 free searches, no card.
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