HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Sullivan County, New York (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Sullivan County is $1,299 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,299
-0.2% from FY 2026
Payment standard
$1,169–$1,429
90% to 110% of the FMR, two-bedroom
Income to afford
$51,960
a year, with rent at 30% of income
Rank in New York
36th 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 | $1,005 | $905–$1,106 | $40,200 | $19.33/hr | +1.0% |
| 1 bedroom | $1,039 | $935–$1,143 | $41,560 | $19.98/hr | -2.9% |
| 2 bedroom | $1,299 | $1,169–$1,429 | $51,960 | $24.98/hr | -0.2% |
| 3 bedroom | $1,799 | $1,619–$1,979 | $71,960 | $34.60/hr | -0.7% |
| 4 bedroom | $1,824 | $1,642–$2,006 | $72,960 | $35.08/hr | -3.5% |
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 | $2,098 | $1,888–$2,308 |
| 6 bedroom Estimate | $2,371 | $2,134–$2,608 |
| 7 bedroom Estimate | $2,645 | $2,381–$2,910 |
| 8 bedroom Estimate | $2,918 | $2,626–$3,210 |
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 Sullivan actually rent for?
Search any address in Sullivan 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 Sullivan somewhere between $1,169 and $1,429. 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.
$1,299 a month is affordable, by HUD's 30% rule, on an income of roughly $51,960 a year. Put another way, $25 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%$1,169 | Voucher pays at 100%$1,299 | Voucher pays at 110%$1,429 |
|---|---|---|---|---|
| $2,500 | $750 | $419 | $549 | $679 |
| $4,000 | $1,200 | $0 | $99 | $229 |
Rate history
The two-bedroom rate went down 0% from FY 2026 ($1,302) to FY 2027 ($1,299). Since FY 2020 it's up 30% in total, about 3.8% 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 | $652 | $806 | $1,000 | $1,259 | $1,384 | — |
| FY 2021 | $681 | $823 | $1,032 | $1,284 | $1,427 | +3.2% |
| FY 2022 | $656 | $791 | $987 | $1,246 | $1,444 | -4.4% |
| FY 2023 | $698 | $838 | $1,008 | $1,341 | $1,526 | +2.1% |
| FY 2024 | $789 | $917 | $1,078 | $1,506 | $1,653 | +6.9% |
| FY 2025 | $945 | $1,039 | $1,223 | $1,714 | $1,821 | +13.5% |
| FY 2026 | $995 | $1,070 | $1,302 | $1,811 | $1,891 | +6.5% |
| FY 2027In effect | $1,005 | $1,039 | $1,299 | $1,799 | $1,824 | -0.2% |
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 Sullivan, that runs from $1,005 for a studio up to $1,824 for four bedrooms, all five rates in the table above.
Because Sullivan sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Monticello included.
Among New York's 62 counties, Sullivan ranks 36th for two-bedroom FMR. That's about 6% below the state median of $1,385 and about 22% above the national median county at $1,063. About 79,721 people live here, 33rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,180 in 12747 (Hurleyville) and $1,950 in 12733 (Fallsburg), with the 55 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 |
|---|---|---|---|
| 12701 | Monticello | $1,300 | +0.1% |
| 12719 | Barryville | $1,300 | +0.1% |
| 12720 | Bethel | $1,360 | +4.7% |
| 12721 | Bloomingburg | $1,790 | +37.8% |
| 12722 | Burlingham | $1,570 | +20.9% |
| 12723 | Callicoon | $1,300 | +0.1% |
| 12724 | Callicoon Center | $1,290 | -0.7% |
| 12725 | Claryville | $1,790 | +37.8% |
| 12726 | Cochecton | $1,440 | +10.9% |
| 12727 | Cochecton Center | $1,299County rate | — |
| 12732 | Eldred | $1,270 | -2.2% |
| 12733 | Fallsburg | $1,950 | +50.1% |
| 12734 | Ferndale | $1,330 | +2.4% |
| 12736 | Fremont Center | $1,300 | +0.1% |
| 12737 | Glen Spey | $1,520 | +17.0% |
| 12738 | Glen Wild | $1,440 | +10.9% |
| 12740 | Grahamsville | $1,640 | +26.3% |
| 12741 | Hankins | $1,370 | +5.5% |
| 12742 | Harris | $1,300 | +0.1% |
| 12743 | Highland Lake | $1,390 | +7.0% |
| 12745 | Hortonville | $1,300 | +0.1% |
| 12747 | Hurleyville | $1,180 | -9.2% |
| 12748 | Jeffersonville | $1,270 | -2.2% |
| 12749 | Kauneonga Lake | $1,460 | +12.4% |
| 12750 | Kenoza Lake | $1,370 | +5.5% |
| 12751 | Kiamesha Lake | $1,920 | +47.8% |
| 12752 | Lake Huntington | $1,180 | -9.2% |
| 12754 | Liberty | $1,370 | +5.5% |
| 12758 | Livingston Manor | $1,640 | +26.3% |
| 12759 | Loch Sheldrake | $1,330 | +2.4% |
| 12760 | Long Eddy | $1,260 | -3.0% |
| 12762 | Mongaup Valley | $1,310 | +0.8% |
| 12763 | Mountain Dale | $1,760 | +35.5% |
| 12764 | Narrowsburg | $1,180 | -9.2% |
| 12765 | Neversink | $1,180 | -9.2% |
| 12766 | North Branch | $1,300 | +0.1% |
| 12767 | Obernburg | $1,300 | +0.1% |
| 12768 | Parksville | $1,180 | -9.2% |
| 12769 | Phillipsport | $1,590 | +22.4% |
| 12770 | Pond Eddy | $1,420 | +9.3% |
Nearby counties
Two-bedroom FMR, with how each compares to Sullivan.
Orange County
34 mi · 406,616 people
$2,131
+64%
Ulster County
34 mi · 182,601 people
$1,878
+45%
Delaware County
39 mi · 44,487 people
$1,017
-22%
Dutchess County
51 mi · 298,220 people
$2,131
+64%
Greene County
55 mi · 47,409 people
$1,354
+4%
Putnam County
56 mi · 98,107 people
$2,971
+129%
Rockland County
56 mi · 341,883 people
$2,971
+129%
Broome County
65 mi · 197,378 people
$1,219
-6%
Questions people ask
$1,299 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,005 for a studio, $1,039 for one bedroom, $1,799 for three and $1,824 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 Sullivan actually go for?
HUD's number is one input. Search any address in Sullivan for a rent estimate built from nearby comps. Free to start, no card.
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