HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Tioga County, New York (FY 2026)
$1,103 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Tioga County, and it's the baseline every voucher in Tioga is measured against.
Two-bedroom FMR
$1,103
-7.2% from FY 2025
Payment standard
$993–$1,213
90% to 110% of the FMR, two-bedroom
Income to afford
$44,120
a year, with rent at 30% of income
Rank in New York
49th of 62
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Tioga moves to $1,219. That's up 11%. The full FY 2027 table is in the history section below.
FY 2026 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 2025 |
|---|---|---|---|---|---|
| Studio | $783 | $705–$861 | $31,320 | $15.06/hr | -9.9% |
| 1 bedroom | $868 | $781–$955 | $34,720 | $16.69/hr | -7.6% |
| 2 bedroom | $1,103 | $993–$1,213 | $44,120 | $21.21/hr | -7.2% |
| 3 bedroom | $1,412 | $1,271–$1,553 | $56,480 | $27.15/hr | -7.9% |
| 4 bedroom | $1,622 | $1,460–$1,784 | $64,880 | $31.19/hr | -7.4% |
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 | $1,865 | $1,679–$2,052 |
| 6 bedroom Estimate | $2,109 | $1,898–$2,320 |
| 7 bedroom Estimate | $2,352 | $2,117–$2,587 |
| 8 bedroom Estimate | $2,595 | $2,336–$2,855 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Tioga actually rent for?
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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 Tioga somewhere between $993 and $1,213. 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.
$1,103 a month is affordable, by HUD's 30% rule, on an income of roughly $44,120 a year. Put another way, $21 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%$993 | Voucher pays at 100%$1,103 | Voucher pays at 110%$1,213 |
|---|---|---|---|---|
| $2,500 | $750 | $243 | $353 | $463 |
| $4,000 | $1,200 | $0 | $0 | $13 |
Rate history
The two-bedroom rate went down 7% from FY 2025 ($1,188) to FY 2026 ($1,103). Since FY 2020 it's up 35% in total, about 5.1% a year. The New York median moved up 5% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $606 | $634 | $820 | $1,070 | $1,224 | — |
| FY 2021 | $632 | $654 | $846 | $1,117 | $1,284 | +3.2% |
| FY 2022 | $634 | $668 | $855 | $1,136 | $1,255 | +1.1% |
| FY 2023 | $725 | $758 | $964 | $1,261 | $1,366 | +12.7% |
| FY 2024 | $855 | $904 | $1,141 | $1,494 | $1,644 | +18.4% |
| FY 2025 | $869 | $939 | $1,188 | $1,533 | $1,752 | +4.1% |
| FY 2026In effect | $783 | $868 | $1,103 | $1,412 | $1,622 | -7.2% |
| FY 2027From Oct 1, 2026 | $849 | $954 | $1,219 | $1,535 | $1,769 | +10.5% |
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 2026 that's October 1, 2025 through September 30, 2026. In Tioga, that runs from $783 for a studio up to $1,622 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 Tioga in with one other county in the Binghamton metro, Broome County among them, and every one of them gets $1,103 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, Tioga ranks 49th for two-bedroom FMR. That's about 19% below the state median of $1,361 and about 8% above the national median county at $1,018. About 48,344 people live here, 47th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,070 in 13743 (Candor) and $1,540 in 13736 (Berkshire), with the 14 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 |
|---|---|---|---|
| 13732 | Apalachin | $1,170 | +6.1% |
| 13734 | Barton | $1,170 | +6.1% |
| 13736 | Berkshire | $1,540 | +39.6% |
| 13743 | Candor | $1,070 | -3.0% |
| 13811 | Newark Valley | $1,120 | +1.5% |
| 13812 | Nichols | $1,280 | +16.0% |
| 13827 | Owego | $1,110 | +0.6% |
| 13835 | Richford | $1,170 | +6.1% |
| 13840 | Smithboro | $1,110 | +0.6% |
| 13845 | Tioga Center | $1,110 | +0.6% |
| 13864 | Willseyville | $1,540 | +39.6% |
| 14859 | Lockwood | $1,390 | +26.0% |
| 14883 | Spencer | $1,540 | +39.6% |
| 14892 | Waverly | $1,160 | +5.2% |
Counties sharing the Binghamton metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,103 two-bedroom figure as Tioga.
Nearby counties
Two-bedroom FMR, with how each compares to Tioga.
Chemung County
23 mi · 83,584 people
$1,283
+16%
Tompkins County
23 mi · 102,555 people
$1,753
+59%
Broome County
24 mi · 198,365 people
$1,103
same rate
Schuyler County
31 mi · 17,855 people
$1,148
+4%
Cortland County
33 mi · 46,755 people
$1,198
+9%
Chenango County
46 mi · 47,096 people
$973
-12%
Seneca County
48 mi · 33,651 people
$1,169
+6%
Yates County
49 mi · 24,713 people
$1,097
-1%
Questions people ask
$1,103 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $783 for a studio, $868 for one bedroom, $1,412 for three and $1,622 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 Tioga actually go for?
HUD's number is one input. Search any address in Tioga for a rent estimate built from nearby comps. 3 free searches, no card.
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