HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Westchester County, New York (FY 2027)
$2,971 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Westchester County, and it's the baseline every voucher in Westchester is measured against.
Two-bedroom FMR
$2,971
+2.1% from FY 2026
Payment standard
$2,674–$3,268
90% to 110% of the FMR, two-bedroom
Income to afford
$118,840
a year, with rent at 30% of income
Rank in New York
8th 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 | $2,593 | $2,334–$2,852 | $103,720 | $49.87/hr | +2.5% |
| 1 bedroom | $2,729 | $2,456–$3,002 | $109,160 | $52.48/hr | +2.8% |
| 2 bedroom | $2,971 | $2,674–$3,268 | $118,840 | $57.13/hr | +2.1% |
| 3 bedroom | $3,760 | $3,384–$4,136 | $150,400 | $72.31/hr | +3.2% |
| 4 bedroom | $4,121 | $3,709–$4,533 | $164,840 | $79.25/hr | +4.1% |
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 | $4,739 | $4,265–$5,213 |
| 6 bedroom Estimate | $5,357 | $4,821–$5,893 |
| 7 bedroom Estimate | $5,975 | $5,378–$6,573 |
| 8 bedroom Estimate | $6,594 | $5,935–$7,253 |
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 Westchester actually rent for?
Search any address in Westchester 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 Westchester somewhere between $2,674 and $3,268. 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.
$2,971 a month is affordable, by HUD's 30% rule, on an income of roughly $118,840 a year. Put another way, $57 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%$2,674 | Voucher pays at 100%$2,971 | Voucher pays at 110%$3,268 |
|---|---|---|---|---|
| $2,500 | $750 | $1,924 | $2,221 | $2,518 |
| $4,000 | $1,200 | $1,474 | $1,771 | $2,068 |
Rate history
The two-bedroom rate went up 2% from FY 2026 ($2,910) to FY 2027 ($2,971). Since FY 2020 it's up 50% in total, about 6.0% 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 | $1,399 | $1,641 | $1,975 | $2,543 | $2,855 | — |
| FY 2021 | $1,386 | $1,619 | $1,943 | $2,484 | $2,823 | -1.6% |
| FY 2022 | $1,353 | $1,566 | $1,883 | $2,377 | $2,682 | -3.1% |
| FY 2023 | $1,436 | $1,669 | $2,029 | $2,515 | $2,782 | +7.8% |
| FY 2024 | $1,648 | $1,934 | $2,352 | $2,885 | $3,132 | +15.9% |
| FY 2025 | $2,406 | $2,511 | $2,780 | $3,465 | $3,738 | +18.2% |
| FY 2026 | $2,529 | $2,655 | $2,910 | $3,644 | $3,959 | +4.7% |
| FY 2027In effect | $2,593 | $2,729 | $2,971 | $3,760 | $4,121 | +2.1% |
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 Westchester, that runs from $2,593 for a studio up to $4,121 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 Westchester in with 7 other counties in the New York metro, Kings County, Queens County, New York County among them, and every one of them gets $2,971 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, Westchester ranks 8th for two-bedroom FMR. That's about 115% above the state median of $1,385 and about 179% above the national median county at $1,063. About 999,677 people live here, 7th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,620 in 10505 (Baldwin Place) and $4,460 in 10506 (Bedford), with the 80 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 |
|---|---|---|---|
| 10501 | Amawalk | $3,860 | +29.9% |
| 10502 | Ardsley | $3,560 | +19.8% |
| 10503 | Ardsley On Hudson | $3,850 | +29.6% |
| 10504 | Armonk | $3,430 | +15.4% |
| 10505 | Baldwin Place | $2,620 | -11.8% |
| 10506 | Bedford | $4,460 | +50.1% |
| 10507 | Bedford Hills | $2,930 | -1.4% |
| 10510 | Briarcliff Manor | $3,980 | +34.0% |
| 10511 | Buchanan | $2,770 | -6.8% |
| 10514 | Chappaqua | $4,110 | +38.3% |
| 10517 | Crompond | $2,620 | -11.8% |
| 10518 | Cross River | $3,980 | +34.0% |
| 10519 | Croton Falls | $3,330 | +12.1% |
| 10520 | Croton On Hudson | $2,950 | -0.7% |
| 10521 | Croton On Hudson | $3,020 | +1.6% |
| 10522 | Dobbs Ferry | $3,650 | +22.9% |
| 10523 | Elmsford | $4,460 | +50.1% |
| 10526 | Goldens Bridge | $3,490 | +17.5% |
| 10527 | Granite Springs | $3,690 | +24.2% |
| 10528 | Harrison | $4,160 | +40.0% |
| 10530 | Hartsdale | $3,570 | +20.2% |
| 10532 | Hawthorne | $3,330 | +12.1% |
| 10533 | Irvington | $3,850 | +29.6% |
| 10535 | Jefferson Valley | $3,040 | +2.3% |
| 10536 | Katonah | $4,460 | +50.1% |
| 10538 | Larchmont | $3,390 | +14.1% |
| 10540 | Lincolndale | $3,530 | +18.8% |
| 10543 | Mamaroneck | $3,300 | +11.1% |
| 10545 | Maryknoll | $3,330 | +12.1% |
| 10546 | Millwood | $3,670 | +23.5% |
| 10547 | Mohegan Lake | $3,540 | +19.2% |
| 10548 | Montrose | $3,160 | +6.4% |
| 10549 | Mount Kisco | $2,750 | -7.4% |
| 10550 | Mount Vernon | $2,860 | -3.7% |
| 10551 | Mount Vernon | $3,020 | +1.6% |
| 10552 | Mount Vernon | $2,770 | -6.8% |
| 10553 | Mount Vernon | $2,790 | -6.1% |
| 10560 | North Salem | $3,500 | +17.8% |
| 10562 | Ossining | $3,330 | +12.1% |
| 10566 | Peekskill | $3,050 | +2.7% |
Counties sharing the New York metro rate
HUD sets one rate for the whole metro, so every county here carries the same $2,971 two-bedroom figure as Westchester.
Nearby counties
Two-bedroom FMR, with how each compares to Westchester.
Rockland County
12 mi · 341,883 people
$2,971
same rate
Bronx County
19 mi · 1,404,779 people
$2,971
same rate
Putnam County
20 mi · 98,107 people
$2,971
same rate
New York County
27 mi · 1,629,477 people
$2,971
same rate
Nassau County
28 mi · 1,389,591 people
$2,689
-9%
Queens County
28 mi · 2,323,052 people
$2,971
same rate
Orange County
32 mi · 406,616 people
$2,131
-28%
Kings County
33 mi · 2,631,580 people
$2,971
same rate
Questions people ask
$2,971 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $2,593 for a studio, $2,729 for one bedroom, $3,760 for three and $4,121 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 Westchester actually go for?
HUD's number is one input. Search any address in Westchester for a rent estimate built from nearby comps. Free to start, no card.
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