HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Suffolk County, New York (FY 2026)
A two-bedroom in Suffolk County carries a FY 2026 Fair Market Rent of $2,747 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Suffolk keys off that figure.
2 bedroom FMR
$2,747
FY 2026, utilities included
Payment standard range
$2,472 to $3,022
90% to 110% of FMR
Income to afford 2BR
$109,880
per year, at 30% of income
Rank in New York
10th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Suffolk moves to $2,689. That's down 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Suffolk actually rent for?
Search any address in Suffolk 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 | $1,992 | $1,793 to $2,191 | $79,680 | $38.31/hr | +7.8% |
| 1 bedroom | $2,379 | $2,141 to $2,617 | $95,160 | $45.75/hr | +6.2% |
| 2 bedroom | $2,747 | $2,472 to $3,022 | $109,880 | $52.83/hr | +6.2% |
| 3 bedroom | $3,563 | $3,207 to $3,919 | $142,520 | $68.52/hr | +6.3% |
| 4 bedroom | $3,768 | $3,391 to $4,145 | $150,720 | $72.46/hr | +4.9% |
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 | $4,333 | $3,900 to $4,766 |
| 6 bedroom Estimate | $4,898 | $4,408 to $5,388 |
| 7 bedroom Estimate | $5,464 | $4,918 to $6,010 |
| 8 bedroom Estimate | $6,029 | $5,426 to $6,632 |
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 Suffolk, that runs from $1,992 for a studio up to $3,768 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 Suffolk in with one other county in the Nassau-Suffolk metro, Nassau County among them, and every one of them gets $2,747 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, Suffolk ranks 10th for two-bedroom FMR. That's about 102% above the state median of $1,361 and about 170% above the national median county at $1,018. About 1,524,486 people live here, 4th in the state.
Counties sharing the Nassau-Suffolk metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,330 in 11717 (Brentwood) and $4,120 in 11721 (Centerport), with the 108 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 |
|---|---|---|---|
| 00501 | Holtsville | $2,747County rate | — |
| 00544 | Holtsville | $2,747County rate | — |
| 06390 | Fishers Island | $2,720 | -1.0% |
| 11701 | Amityville | $2,630 | -4.3% |
| 11702 | Babylon | $2,940 | +7.0% |
| 11703 | North Babylon | $2,690 | -2.1% |
| 11704 | West Babylon | $2,680 | -2.4% |
| 11705 | Bayport | $2,710 | -1.3% |
| 11706 | Bay Shore | $2,450 | -10.8% |
| 11707 | West Babylon | $2,747County rate | — |
| 11713 | Bellport | $3,510 | +27.8% |
| 11715 | Blue Point | $2,660 | -3.2% |
| 11716 | Bohemia | $2,980 | +8.5% |
| 11717 | Brentwood | $2,330 | -15.2% |
| 11718 | Brightwaters | $2,450 | -10.8% |
| 11719 | Brookhaven | $2,480 | -9.7% |
| 11720 | Centereach | $2,710 | -1.3% |
| 11721 | Centerport | $4,120 | +50.0% |
| 11722 | Central Islip | $2,780 | +1.2% |
| 11724 | Cold Spring Harbor | $3,170 | +15.4% |
| 11725 | Commack | $3,010 | +9.6% |
| 11726 | Copiague | $2,390 | -13.0% |
| 11727 | Coram | $3,120 | +13.6% |
| 11729 | Deer Park | $2,330 | -15.2% |
| 11730 | East Islip | $3,070 | +11.8% |
| 11731 | East Northport | $2,790 | +1.6% |
| 11733 | East Setauket | $3,080 | +12.1% |
| 11738 | Farmingville | $3,410 | +24.1% |
| 11739 | Great River | $3,000 | +9.2% |
| 11740 | Greenlawn | $2,670 | -2.8% |
| 11741 | Holbrook | $2,930 | +6.7% |
| 11742 | Holtsville | $2,790 | +1.6% |
| 11743 | Huntington | $2,890 | +5.2% |
| 11746 | Huntington Station | $2,600 | -5.4% |
| 11747 | Melville | $3,730 | +35.8% |
| 11749 | Islandia | $2,330 | -15.2% |
| 11751 | Islip | $2,810 | +2.3% |
| 11752 | Islip Terrace | $3,100 | +12.9% |
| 11754 | Kings Park | $2,330 | -15.2% |
| 11755 | Lake Grove | $2,840 | +3.4% |
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 Suffolk somewhere between $2,472 and $3,022. 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.
$2,747 a month is affordable, by HUD's 30% rule, on an income of roughly $109,880 a year. Put another way, $53 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% ($2,472) | HAP at 100% ($2,747) | HAP at 110% ($3,022) |
|---|---|---|---|---|
| $2,500 | $750 | $1,722 | $1,997 | $2,272 |
| $4,000 | $1,200 | $1,272 | $1,547 | $1,822 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($2,586) to FY 2026 ($2,747). Since FY 2020 it's up 38% in total, about 5.5% 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 | $1,298 | $1,624 | $1,992 | $2,563 | $2,858 | — |
| FY 2021 | $1,343 | $1,659 | $2,035 | $2,606 | $2,896 | +2.2% |
| FY 2022 | $1,372 | $1,695 | $2,065 | $2,642 | $2,911 | +1.5% |
| FY 2023 | $1,536 | $1,914 | $2,297 | $2,952 | $3,245 | +11.2% |
| FY 2024 | $1,708 | $2,144 | $2,508 | $3,246 | $3,521 | +9.2% |
| FY 2025 | $1,848 | $2,241 | $2,586 | $3,352 | $3,591 | +3.1% |
| FY 2026 | $1,992 | $2,379 | $2,747 | $3,563 | $3,768 | +6.2% |
| FY 2027 | $1,964 | $2,285 | $2,689 | $3,458 | $3,671 | -2.1% |
Nearby counties
Nassau County
$2,74737 mi · pop 1,389,160
Westchester County
$2,91048 mi · pop 997,904
Queens County
$2,91049 mi · pop 2,360,826
Bronx County
$2,91050 mi · pop 1,443,229
Kings County
$2,91056 mi · pop 2,679,620
New York County
$2,91056 mi · pop 1,645,867
Putnam County
$2,91058 mi · pop 97,942
Rockland County
$2,91060 mi · pop 337,326
Questions people ask
$2,747 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,992 for a studio, $2,379 for one bedroom, $3,563 for three and $3,768 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 Suffolk actually go for?
HUD's number is one input. Search any address in Suffolk for a rent estimate built from nearby comps. 3 free searches, no card.
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