HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Washington County, New York (FY 2026)
A two-bedroom in Washington County carries a FY 2026 Fair Market Rent of $1,348 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Washington keys off that figure.
2 bedroom FMR
$1,348
FY 2026, utilities included
Payment standard range
$1,213 to $1,483
90% to 110% of FMR
Income to afford 2BR
$53,920
per year, at 30% of income
Rank in New York
33rd of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Washington moves to $1,347. 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 Washington actually rent for?
Search any address in Washington 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 | $1,041 | $937 to $1,145 | $41,640 | $20.02/hr | +0.1% |
| 1 bedroom | $1,066 | $959 to $1,173 | $42,640 | $20.50/hr | -1.2% |
| 2 bedroom | $1,348 | $1,213 to $1,483 | $53,920 | $25.92/hr | -0.3% |
| 3 bedroom | $1,742 | $1,568 to $1,916 | $69,680 | $33.50/hr | -0.5% |
| 4 bedroom | $1,785 | $1,607 to $1,964 | $71,400 | $34.33/hr | -0.4% |
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 | $2,053 | $1,848 to $2,258 |
| 6 bedroom Estimate | $2,321 | $2,089 to $2,553 |
| 7 bedroom Estimate | $2,588 | $2,329 to $2,847 |
| 8 bedroom Estimate | $2,856 | $2,570 to $3,142 |
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 Washington, that runs from $1,041 for a studio up to $1,785 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 Washington in with one other county in the Glens Falls metro, Warren County among them, and every one of them gets $1,348 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, Washington ranks 33rd for two-bedroom FMR. That's within a couple percent of the state median of $1,361 and about 32% above the national median county at $1,018. About 61,310 people live here, 41st in the state.
Counties sharing the Glens Falls metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,220 in 12832 (Granville) and $1,530 in 12828 (Fort Edward), with the 21 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 |
|---|---|---|---|
| 12057 | Eagle Bridge | $1,410 | +4.6% |
| 12809 | Argyle | $1,240 | -8.0% |
| 12816 | Cambridge | $1,260 | -6.5% |
| 12819 | Clemons | $1,470 | +9.1% |
| 12821 | Comstock | $1,240 | -8.0% |
| 12823 | Cossayuna | $1,280 | -5.0% |
| 12827 | Fort Ann | $1,300 | -3.6% |
| 12828 | Fort Edward | $1,530 | +13.5% |
| 12832 | Granville | $1,220 | -9.5% |
| 12834 | Greenwich | $1,450 | +7.6% |
| 12837 | Hampton | $1,410 | +4.6% |
| 12838 | Hartford | $1,320 | -2.1% |
| 12839 | Hudson Falls | $1,300 | -3.6% |
| 12841 | Huletts Landing | $1,390 | +3.1% |
| 12848 | Middle Falls | $1,270 | -5.8% |
| 12849 | Middle Granville | $1,220 | -9.5% |
| 12854 | North Granville | $1,220 | -9.5% |
| 12861 | Putnam Station | $1,220 | -9.5% |
| 12865 | Salem | $1,280 | -5.0% |
| 12873 | Shushan | $1,220 | -9.5% |
| 12887 | Whitehall | $1,240 | -8.0% |
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 Washington somewhere between $1,213 and $1,483. 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.
$1,348 a month is affordable, by HUD's 30% rule, on an income of roughly $53,920 a year. Put another way, $26 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% ($1,213) | HAP at 100% ($1,348) | HAP at 110% ($1,483) |
|---|---|---|---|---|
| $2,500 | $750 | $463 | $598 | $733 |
| $4,000 | $1,200 | $13 | $148 | $283 |
Rate history
The two-bedroom rate went down 0% from FY 2025 ($1,352) to FY 2026 ($1,348). Since FY 2020 it's up 41% in total, about 5.9% 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 | $671 | $754 | $956 | $1,231 | $1,344 | — |
| FY 2021 | $677 | $794 | $1,005 | $1,311 | $1,380 | +5.1% |
| FY 2022 | $715 | $850 | $1,065 | $1,383 | $1,444 | +6.0% |
| FY 2023 | $790 | $896 | $1,119 | $1,451 | $1,503 | +5.1% |
| FY 2024 | $939 | $1,025 | $1,284 | $1,662 | $1,710 | +14.7% |
| FY 2025 | $1,040 | $1,079 | $1,352 | $1,751 | $1,792 | +5.3% |
| FY 2026 | $1,041 | $1,066 | $1,348 | $1,742 | $1,785 | -0.3% |
| FY 2027 | $1,066 | $1,073 | $1,347 | $1,745 | $1,770 | -0.1% |
Nearby counties
Warren County
$1,34824 mi · pop 65,684
Saratoga County
$1,70228 mi · pop 236,328
Rensselaer County
$1,70244 mi · pop 160,943
Schenectady County
$1,70247 mi · pop 159,447
Fulton County
$1,08750 mi · pop 53,280
Albany County
$1,70253 mi · pop 315,041
Essex County
$1,18557 mi · pop 37,314
Hamilton County
$1,42958 mi · pop 5,090
Questions people ask
$1,348 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,041 for a studio, $1,066 for one bedroom, $1,742 for three and $1,785 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 Washington actually go for?
HUD's number is one input. Search any address in Washington for a rent estimate built from nearby comps. 3 free searches, no card.
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