HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Westchester County, New York (FY 2026)
$2,910 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Westchester County, and it's the baseline every voucher in Westchester is measured against.
2 bedroom FMR
$2,910
FY 2026, utilities included
Payment standard range
$2,619 to $3,201
90% to 110% of FMR
Income to afford 2BR
$116,400
per year, at 30% of income
Rank in New York
8th of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Westchester moves to $2,971. That's up 2%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $2,529 | $2,276 to $2,782 | $101,160 | $48.63/hr | +5.1% |
| 1 bedroom | $2,655 | $2,390 to $2,921 | $106,200 | $51.06/hr | +5.7% |
| 2 bedroom | $2,910 | $2,619 to $3,201 | $116,400 | $55.96/hr | +4.7% |
| 3 bedroom | $3,644 | $3,280 to $4,008 | $145,760 | $70.08/hr | +5.2% |
| 4 bedroom | $3,959 | $3,563 to $4,355 | $158,360 | $76.13/hr | +5.9% |
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 | $4,553 | $4,098 to $5,008 |
| 6 bedroom Estimate | $5,147 | $4,632 to $5,662 |
| 7 bedroom Estimate | $5,741 | $5,167 to $6,315 |
| 8 bedroom Estimate | $6,334 | $5,701 to $6,967 |
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 Westchester, that runs from $2,529 for a studio up to $3,959 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 $2,910 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 114% above the state median of $1,361 and about 186% above the national median county at $1,018. About 997,904 people live here, 7th in the state.
Counties sharing the New York metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,510 in 10517 (Crompond) and $4,370 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 | $3,870 | +33.0% |
| 10502 | Ardsley | $3,430 | +17.9% |
| 10503 | Ardsley On Hudson | $3,550 | +22.0% |
| 10504 | Armonk | $3,760 | +29.2% |
| 10505 | Baldwin Place | $2,840 | -2.4% |
| 10506 | Bedford | $4,370 | +50.2% |
| 10507 | Bedford Hills | $2,950 | +1.4% |
| 10510 | Briarcliff Manor | $3,610 | +24.1% |
| 10511 | Buchanan | $2,700 | -7.2% |
| 10514 | Chappaqua | $4,200 | +44.3% |
| 10517 | Crompond | $2,510 | -13.7% |
| 10518 | Cross River | $3,980 | +36.8% |
| 10519 | Croton Falls | $3,700 | +27.1% |
| 10520 | Croton On Hudson | $2,840 | -2.4% |
| 10521 | Croton On Hudson | $2,950 | +1.4% |
| 10522 | Dobbs Ferry | $3,520 | +21.0% |
| 10523 | Elmsford | $4,370 | +50.2% |
| 10526 | Goldens Bridge | $3,440 | +18.2% |
| 10527 | Granite Springs | $3,730 | +28.2% |
| 10528 | Harrison | $4,040 | +38.8% |
| 10530 | Hartsdale | $3,390 | +16.5% |
| 10532 | Hawthorne | $3,700 | +27.1% |
| 10533 | Irvington | $3,550 | +22.0% |
| 10535 | Jefferson Valley | $3,060 | +5.2% |
| 10536 | Katonah | $4,370 | +50.2% |
| 10538 | Larchmont | $3,280 | +12.7% |
| 10540 | Lincolndale | $3,590 | +23.4% |
| 10543 | Mamaroneck | $3,210 | +10.3% |
| 10545 | Maryknoll | $3,220 | +10.7% |
| 10546 | Millwood | $3,610 | +24.1% |
| 10547 | Mohegan Lake | $3,250 | +11.7% |
| 10548 | Montrose | $2,760 | -5.2% |
| 10549 | Mount Kisco | $2,850 | -2.1% |
| 10550 | Mount Vernon | $2,730 | -6.2% |
| 10551 | Mount Vernon | $2,950 | +1.4% |
| 10552 | Mount Vernon | $2,730 | -6.2% |
| 10553 | Mount Vernon | $2,750 | -5.5% |
| 10560 | North Salem | $3,520 | +21.0% |
| 10562 | Ossining | $3,220 | +10.7% |
| 10566 | Peekskill | $2,960 | +1.7% |
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 $2,619 and $3,201. 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.
$2,910 a month is affordable, by HUD's 30% rule, on an income of roughly $116,400 a year. Put another way, $56 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% ($2,619) | HAP at 100% ($2,910) | HAP at 110% ($3,201) |
|---|---|---|---|---|
| $2,500 | $750 | $1,869 | $2,160 | $2,451 |
| $4,000 | $1,200 | $1,419 | $1,710 | $2,001 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($2,780) to FY 2026 ($2,910). Since FY 2020 it's up 47% in total, about 6.7% 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 | $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 2027 | $2,593 | $2,729 | $2,971 | $3,760 | $4,121 | +2.1% |
Nearby counties
Rockland County
$2,91012 mi · pop 337,326
Bronx County
$2,91019 mi · pop 1,443,229
Putnam County
$2,91020 mi · pop 97,942
New York County
$2,91027 mi · pop 1,645,867
Nassau County
$2,74728 mi · pop 1,389,160
Queens County
$2,91028 mi · pop 2,360,826
Orange County
$1,97932 mi · pop 401,237
Kings County
$2,91033 mi · pop 2,679,620
Questions people ask
$2,910 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $2,529 for a studio, $2,655 for one bedroom, $3,644 for three and $3,959 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 Westchester actually go for?
HUD's number is one input. Search any address in Westchester for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.