HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Ulster County, New York (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Ulster County is $1,878 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,878
+3.3% from FY 2026
Payment standard
$1,690–$2,066
90% to 110% of the FMR, two-bedroom
Income to afford
$75,120
a year, with rent at 30% of income
Rank in New York
13th 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 | $1,308 | $1,177–$1,439 | $52,320 | $25.15/hr | +0.4% |
| 1 bedroom | $1,436 | $1,292–$1,580 | $57,440 | $27.62/hr | +3.6% |
| 2 bedroom | $1,878 | $1,690–$2,066 | $75,120 | $36.12/hr | +3.3% |
| 3 bedroom | $2,282 | $2,054–$2,510 | $91,280 | $43.88/hr | +1.6% |
| 4 bedroom | $2,468 | $2,221–$2,715 | $98,720 | $47.46/hr | +2.5% |
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 | $2,838 | $2,554–$3,122 |
| 6 bedroom Estimate | $3,208 | $2,887–$3,529 |
| 7 bedroom Estimate | $3,579 | $3,221–$3,937 |
| 8 bedroom Estimate | $3,949 | $3,554–$4,344 |
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 Ulster actually rent for?
Search any address in Ulster 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 Ulster somewhere between $1,690 and $2,066. 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.
$1,878 a month is affordable, by HUD's 30% rule, on an income of roughly $75,120 a year. Put another way, $36 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%$1,690 | Voucher pays at 100%$1,878 | Voucher pays at 110%$2,066 |
|---|---|---|---|---|
| $2,500 | $750 | $940 | $1,128 | $1,316 |
| $4,000 | $1,200 | $490 | $678 | $866 |
Rate history
The two-bedroom rate went up 3% from FY 2026 ($1,818) to FY 2027 ($1,878). Since FY 2020 it's up 55% in total, about 6.4% 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 | $792 | $967 | $1,215 | $1,563 | $1,768 | — |
| FY 2021 | $860 | $1,020 | $1,296 | $1,685 | $1,906 | +6.7% |
| FY 2022 | $938 | $1,060 | $1,364 | $1,794 | $2,018 | +5.2% |
| FY 2023 | $1,089 | $1,155 | $1,498 | $1,961 | $2,185 | +9.8% |
| FY 2024 | $1,284 | $1,308 | $1,702 | $2,198 | $2,459 | +13.6% |
| FY 2025 | $1,370 | $1,371 | $1,799 | $2,278 | $2,466 | +5.7% |
| FY 2026 | $1,303 | $1,386 | $1,818 | $2,245 | $2,407 | +1.1% |
| FY 2027In effect | $1,308 | $1,436 | $1,878 | $2,282 | $2,468 | +3.3% |
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 Ulster, that runs from $1,308 for a studio up to $2,468 for four bedrooms, all five rates in the table above.
Ulster is its own HUD metro area (Kingston, NY), so the rate here is set from rents inside the county rather than a wider region.
Among New York's 62 counties, Ulster ranks 13th for two-bedroom FMR. That's about 36% above the state median of $1,385 and about 77% above the national median county at $1,063. About 182,601 people live here, 20th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,640 in 12404 (Accord) and $2,820 in 12481 (Shokan), with the 57 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 |
|---|---|---|---|
| 12401 | Kingston | $2,030 | +8.1% |
| 12402 | Kingston | $1,880 | +0.1% |
| 12404 | Accord | $1,640 | -12.7% |
| 12409 | Bearsville | $1,880 | +0.1% |
| 12410 | Big Indian | $1,880 | +0.1% |
| 12411 | Bloomington | $1,890 | +0.6% |
| 12412 | Boiceville | $2,290 | +21.9% |
| 12416 | Chichester | $1,880 | +0.1% |
| 12417 | Connelly | $2,180 | +16.1% |
| 12419 | Cottekill | $1,960 | +4.4% |
| 12420 | Cragsmoor | $1,760 | -6.3% |
| 12428 | Ellenville | $1,640 | -12.7% |
| 12429 | Esopus | $2,000 | +6.5% |
| 12432 | Glasco | $1,690 | -10.0% |
| 12433 | Glenford | $2,370 | +26.2% |
| 12435 | Greenfield Park | $1,640 | -12.7% |
| 12440 | High Falls | $1,870 | -0.4% |
| 12441 | Highmount | $1,880 | +0.1% |
| 12443 | Hurley | $1,660 | -11.6% |
| 12446 | Kerhonkson | $1,660 | -11.6% |
| 12448 | Lake Hill | $1,880 | +0.1% |
| 12449 | Lake Katrine | $2,270 | +20.9% |
| 12453 | Malden On Hudson | $1,690 | -10.0% |
| 12456 | Mount Marion | $1,690 | -10.0% |
| 12457 | Mount Tremper | $2,050 | +9.2% |
| 12458 | Napanoch | $1,640 | -12.7% |
| 12461 | Olivebridge | $2,760 | +47.0% |
| 12464 | Phoenicia | $1,640 | -12.7% |
| 12465 | Pine Hill | $1,880 | +0.1% |
| 12466 | Port Ewen | $2,330 | +24.1% |
| 12471 | Rifton | $2,070 | +10.2% |
| 12472 | Rosendale | $1,640 | -12.7% |
| 12475 | Ruby | $1,930 | +2.8% |
| 12477 | Saugerties | $1,690 | -10.0% |
| 12480 | Shandaken | $1,640 | -12.7% |
| 12481 | Shokan | $2,820 | +50.2% |
| 12483 | Spring Glen | $1,640 | -12.7% |
| 12484 | Stone Ridge | $2,000 | +6.5% |
| 12486 | Tillson | $2,150 | +14.5% |
| 12487 | Ulster Park | $2,000 | +6.5% |
Nearby counties
Two-bedroom FMR, with how each compares to Ulster.
Dutchess County
22 mi · 298,220 people
$2,131
+13%
Greene County
29 mi · 47,409 people
$1,354
-28%
Orange County
34 mi · 406,616 people
$2,131
+13%
Sullivan County
34 mi · 79,721 people
$1,299
-31%
Columbia County
39 mi · 61,100 people
$1,503
-20%
Putnam County
39 mi · 98,107 people
$2,971
+58%
Delaware County
46 mi · 44,487 people
$1,017
-46%
Rockland County
53 mi · 341,883 people
$2,971
+58%
Questions people ask
$1,878 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,308 for a studio, $1,436 for one bedroom, $2,282 for three and $2,468 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 Ulster actually go for?
HUD's number is one input. Search any address in Ulster for a rent estimate built from nearby comps. Free to start, no card.
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