HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sullivan County, New York (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Sullivan County is $1,302 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,302
FY 2026, utilities included
Payment standard range
$1,172 to $1,432
90% to 110% of FMR
Income to afford 2BR
$52,080
per year, at 30% of income
Rank in New York
36th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sullivan moves to $1,299. That's unchanged. The full FY 2027 table is in the history section below.
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.
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 | +5.3% |
| 1 bedroom | $1,070 | $963 to $1,177 | $42,800 | $20.58/hr | +3.0% |
| 2 bedroom | $1,302 | $1,172 to $1,432 | $52,080 | $25.04/hr | +6.5% |
| 3 bedroom | $1,811 | $1,630 to $1,992 | $72,440 | $34.83/hr | +5.7% |
| 4 bedroom | $1,891 | $1,702 to $2,080 | $75,640 | $36.37/hr | +3.8% |
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 | $2,175 | $1,958 to $2,393 |
| 6 bedroom Estimate | $2,458 | $2,212 to $2,704 |
| 7 bedroom Estimate | $2,742 | $2,468 to $3,016 |
| 8 bedroom Estimate | $3,026 | $2,723 to $3,329 |
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 Sullivan, that runs from $995 for a studio up to $1,891 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 4% below the state median of $1,361 and about 28% above the national median county at $1,018. About 78,725 people live here, 34th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,110 in 12752 (Lake Huntington) 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 | $1,290 | -0.9% |
| 12719 | Barryville | $1,320 | +1.4% |
| 12720 | Bethel | $1,420 | +9.1% |
| 12721 | Bloomingburg | $1,720 | +32.1% |
| 12722 | Burlingham | $1,740 | +33.6% |
| 12723 | Callicoon | $1,300 | -0.2% |
| 12724 | Callicoon Center | $1,340 | +2.9% |
| 12725 | Claryville | $1,730 | +32.9% |
| 12726 | Cochecton | $1,560 | +19.8% |
| 12727 | Cochecton Center | $1,302County rate | — |
| 12732 | Eldred | $1,300 | -0.2% |
| 12733 | Fallsburg | $1,950 | +49.8% |
| 12734 | Ferndale | $1,350 | +3.7% |
| 12736 | Fremont Center | $1,300 | -0.2% |
| 12737 | Glen Spey | $1,310 | +0.6% |
| 12738 | Glen Wild | $1,480 | +13.7% |
| 12740 | Grahamsville | $1,620 | +24.4% |
| 12741 | Hankins | $1,420 | +9.1% |
| 12742 | Harris | $1,290 | -0.9% |
| 12743 | Highland Lake | $1,540 | +18.3% |
| 12745 | Hortonville | $1,300 | -0.2% |
| 12747 | Hurleyville | $1,150 | -11.7% |
| 12748 | Jeffersonville | $1,250 | -4.0% |
| 12749 | Kauneonga Lake | $1,300 | -0.2% |
| 12750 | Kenoza Lake | $1,440 | +10.6% |
| 12751 | Kiamesha Lake | $1,690 | +29.8% |
| 12752 | Lake Huntington | $1,110 | -14.7% |
| 12754 | Liberty | $1,520 | +16.7% |
| 12758 | Livingston Manor | $1,620 | +24.4% |
| 12759 | Loch Sheldrake | $1,280 | -1.7% |
| 12760 | Long Eddy | $1,290 | -0.9% |
| 12762 | Mongaup Valley | $1,360 | +4.5% |
| 12763 | Mountain Dale | $1,950 | +49.8% |
| 12764 | Narrowsburg | $1,110 | -14.7% |
| 12765 | Neversink | $1,180 | -9.4% |
| 12766 | North Branch | $1,300 | -0.2% |
| 12767 | Obernburg | $1,300 | -0.2% |
| 12768 | Parksville | $1,170 | -10.1% |
| 12769 | Phillipsport | $1,760 | +35.2% |
| 12770 | Pond Eddy | $1,320 | +1.4% |
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 Sullivan somewhere between $1,172 and $1,432. 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.
$1,302 a month is affordable, by HUD's 30% rule, on an income of roughly $52,080 a year. Put another way, $25 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% ($1,172) | HAP at 100% ($1,302) | HAP at 110% ($1,432) |
|---|---|---|---|---|
| $2,500 | $750 | $422 | $552 | $682 |
| $4,000 | $1,200 | $0 | $102 | $232 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($1,223) to FY 2026 ($1,302). Since FY 2020 it's up 30% in total, about 4.5% 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 | $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 2027 | $1,005 | $1,039 | $1,299 | $1,799 | $1,824 | -0.2% |
Nearby counties
Orange County
$1,97934 mi · pop 401,237
Ulster County
$1,81834 mi · pop 182,153
Delaware County
$1,03339 mi · pop 44,637
Dutchess County
$1,97951 mi · pop 296,467
Greene County
$1,37355 mi · pop 48,067
Putnam County
$2,91056 mi · pop 97,942
Rockland County
$2,91056 mi · pop 337,326
Broome County
$1,10365 mi · pop 198,365
Questions people ask
$1,302 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $995 for a studio, $1,070 for one bedroom, $1,811 for three and $1,891 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 Sullivan actually go for?
HUD's number is one input. Search any address in Sullivan for a rent estimate built from nearby comps. 3 free searches, no card.
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