HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Suffolk County, New York (FY 2027)
A two-bedroom in Suffolk County carries a FY 2027 Fair Market Rent of $2,689 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Suffolk keys off that figure.
Two-bedroom FMR
$2,689
-2.1% from FY 2026
Payment standard
$2,420–$2,958
90% to 110% of the FMR, two-bedroom
Income to afford
$107,560
a year, with rent at 30% of income
Rank in New York
10th 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 | $1,964 | $1,768–$2,160 | $78,560 | $37.77/hr | -1.4% |
| 1 bedroom | $2,285 | $2,057–$2,514 | $91,400 | $43.94/hr | -4.0% |
| 2 bedroom | $2,689 | $2,420–$2,958 | $107,560 | $51.71/hr | -2.1% |
| 3 bedroom | $3,458 | $3,112–$3,804 | $138,320 | $66.50/hr | -2.9% |
| 4 bedroom | $3,671 | $3,304–$4,038 | $146,840 | $70.60/hr | -2.6% |
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 | $4,222 | $3,800–$4,644 |
| 6 bedroom Estimate | $4,772 | $4,295–$5,249 |
| 7 bedroom Estimate | $5,323 | $4,791–$5,855 |
| 8 bedroom Estimate | $5,874 | $5,287–$6,461 |
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 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.
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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 Suffolk somewhere between $2,420 and $2,958. 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.
$2,689 a month is affordable, by HUD's 30% rule, on an income of roughly $107,560 a year. Put another way, $52 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%$2,420 | Voucher pays at 100%$2,689 | Voucher pays at 110%$2,958 |
|---|---|---|---|---|
| $2,500 | $750 | $1,670 | $1,939 | $2,208 |
| $4,000 | $1,200 | $1,220 | $1,489 | $1,758 |
Rate history
The two-bedroom rate went down 2% from FY 2026 ($2,747) to FY 2027 ($2,689). Since FY 2020 it's up 35% in total, about 4.4% 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 | $1,298 | $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 2027In effect | $1,964 | $2,285 | $2,689 | $3,458 | $3,671 | -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 Suffolk, that runs from $1,964 for a studio up to $3,671 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 $2,689 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 94% above the state median of $1,385 and about 153% above the national median county at $1,063. About 1,530,146 people live here, 4th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,480 in 11706 (Bay Shore) and $3,850 in 11766 (Mount Sinai), 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 | $2,689County rate | — |
| 00544 | Holtsville | $2,689County rate | — |
| 06390 | Fishers Island | $2,670 | -0.7% |
| 11701 | Amityville | $2,680 | -0.3% |
| 11702 | Babylon | $2,820 | +4.9% |
| 11703 | North Babylon | $2,530 | -5.9% |
| 11704 | West Babylon | $2,580 | -4.1% |
| 11705 | Bayport | $2,760 | +2.6% |
| 11706 | Bay Shore | $2,480 | -7.8% |
| 11707 | West Babylon | $2,689County rate | — |
| 11713 | Bellport | $3,520 | +30.9% |
| 11715 | Blue Point | $2,760 | +2.6% |
| 11716 | Bohemia | $2,930 | +9.0% |
| 11717 | Brentwood | $2,480 | -7.8% |
| 11718 | Brightwaters | $2,480 | -7.8% |
| 11719 | Brookhaven | $3,020 | +12.3% |
| 11720 | Centereach | $2,580 | -4.1% |
| 11721 | Centerport | $3,840 | +42.8% |
| 11722 | Central Islip | $2,760 | +2.6% |
| 11724 | Cold Spring Harbor | $3,180 | +18.3% |
| 11725 | Commack | $2,950 | +9.7% |
| 11726 | Copiague | $2,480 | -7.8% |
| 11727 | Coram | $3,010 | +11.9% |
| 11729 | Deer Park | $2,480 | -7.8% |
| 11730 | East Islip | $3,030 | +12.7% |
| 11731 | East Northport | $2,740 | +1.9% |
| 11733 | East Setauket | $2,870 | +6.7% |
| 11738 | Farmingville | $3,310 | +23.1% |
| 11739 | Great River | $2,930 | +9.0% |
| 11740 | Greenlawn | $2,650 | -1.5% |
| 11741 | Holbrook | $2,870 | +6.7% |
| 11742 | Holtsville | $2,730 | +1.5% |
| 11743 | Huntington | $2,940 | +9.3% |
| 11746 | Huntington Station | $2,480 | -7.8% |
| 11747 | Melville | $3,360 | +25.0% |
| 11749 | Islandia | $2,480 | -7.8% |
| 11751 | Islip | $2,710 | +0.8% |
| 11752 | Islip Terrace | $2,950 | +9.7% |
| 11754 | Kings Park | $2,480 | -7.8% |
| 11755 | Lake Grove | $2,740 | +1.9% |
Counties sharing the Nassau-Suffolk metro rate
HUD sets one rate for the whole metro, so every county here carries the same $2,689 two-bedroom figure as Suffolk.
Nearby counties
Two-bedroom FMR, with how each compares to Suffolk.
Nassau County
37 mi · 1,389,591 people
$2,689
same rate
Westchester County
48 mi · 999,677 people
$2,971
+10%
Queens County
49 mi · 2,323,052 people
$2,971
+10%
Bronx County
50 mi · 1,404,779 people
$2,971
+10%
Kings County
56 mi · 2,631,580 people
$2,971
+10%
New York County
56 mi · 1,629,477 people
$2,971
+10%
Putnam County
58 mi · 98,107 people
$2,971
+10%
Rockland County
60 mi · 341,883 people
$2,971
+10%
Questions people ask
$2,689 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,964 for a studio, $2,285 for one bedroom, $3,458 for three and $3,671 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 Suffolk actually go for?
HUD's number is one input. Search any address in Suffolk for a rent estimate built from nearby comps. Free to start, no card.
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