HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Wyoming County, New York (FY 2026)
A two-bedroom in Wyoming County carries a FY 2026 Fair Market Rent of $973 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Wyoming keys off that figure.
2 bedroom FMR
$973
FY 2026, utilities included
Payment standard range
$876 to $1,070
90% to 110% of FMR
Income to afford 2BR
$38,920
per year, at 30% of income
Rank in New York
62nd of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Wyoming moves to $1,014. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Wyoming actually rent for?
Search any address in Wyoming 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 | $840 | $756 to $924 | $33,600 | $16.15/hr | +18.0% |
| 1 bedroom | $844 | $760 to $928 | $33,760 | $16.23/hr | +6.4% |
| 2 bedroom | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +4.3% |
| 3 bedroom | $1,336 | $1,202 to $1,470 | $53,440 | $25.69/hr | +4.0% |
| 4 bedroom | $1,603 | $1,443 to $1,763 | $64,120 | $30.83/hr | +7.4% |
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 | $1,843 | $1,659 to $2,027 |
| 6 bedroom Estimate | $2,084 | $1,876 to $2,292 |
| 7 bedroom Estimate | $2,324 | $2,092 to $2,556 |
| 8 bedroom Estimate | $2,565 | $2,309 to $2,822 |
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 Wyoming, that runs from $840 for a studio up to $1,603 for four bedrooms, all five rates in the table above.
Because Wyoming sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Arcade included.
Among New York's 62 counties, Wyoming ranks 62nd for two-bedroom FMR. That's about 29% below the state median of $1,361 and about 4% below the national median county at $1,018. About 40,338 people live here, 54th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 14024 (Bliss) and $1,290 in 14530 (Perry), with the 19 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 |
|---|---|---|---|
| 14009 | Arcade | $1,090 | +12.0% |
| 14011 | Attica | $980 | +0.7% |
| 14024 | Bliss | $970 | -0.3% |
| 14037 | Cowlesville | $1,120 | +15.1% |
| 14039 | Dale | $1,010 | +3.8% |
| 14066 | Gainesville | $970 | -0.3% |
| 14082 | Java Center | $1,060 | +8.9% |
| 14083 | Java Village | $1,020 | +4.8% |
| 14113 | North Java | $1,130 | +16.1% |
| 14130 | Pike | $990 | +1.7% |
| 14145 | Strykersville | $970 | -0.3% |
| 14167 | Varysburg | $970 | -0.3% |
| 14427 | Castile | $970 | -0.3% |
| 14530 | Perry | $1,290 | +32.6% |
| 14536 | Portageville | $1,100 | +13.1% |
| 14549 | Silver Lake | $970 | -0.3% |
| 14550 | Silver Springs | $970 | -0.3% |
| 14569 | Warsaw | $970 | -0.3% |
| 14591 | Wyoming | $980 | +0.7% |
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 Wyoming somewhere between $876 and $1,070. 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.
$973 a month is affordable, by HUD's 30% rule, on an income of roughly $38,920 a year. Put another way, $19 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% ($876) | HAP at 100% ($973) | HAP at 110% ($1,070) |
|---|---|---|---|---|
| $2,500 | $750 | $126 | $223 | $320 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($933) to FY 2026 ($973). Since FY 2020 it's up 32% in total, about 4.7% 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 | $486 | $570 | $738 | $971 | $1,000 | — |
| FY 2021 | $522 | $574 | $757 | $1,015 | $1,027 | +2.6% |
| FY 2022 | $572 | $575 | $757 | $994 | $1,027 | 0.0% |
| FY 2023 | $623 | $628 | $826 | $1,096 | $1,178 | +9.1% |
| FY 2024 | $724 | $728 | $905 | $1,220 | $1,345 | +9.6% |
| FY 2025 | $712 | $793 | $933 | $1,285 | $1,492 | +3.1% |
| FY 2026 | $840 | $844 | $973 | $1,336 | $1,603 | +4.3% |
| FY 2027 | $864 | $869 | $1,014 | $1,328 | $1,690 | +4.2% |
Nearby counties
Genesee County
$1,16821 mi · pop 58,204
Livingston County
$1,57323 mi · pop 61,980
Erie County
$1,34330 mi · pop 951,232
Allegany County
$97432 mi · pop 47,222
Cattaraugus County
$1,00736 mi · pop 77,000
Orleans County
$1,57340 mi · pop 40,148
Monroe County
$1,57344 mi · pop 756,406
Niagara County
$1,34347 mi · pop 212,230
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $840 for a studio, $844 for one bedroom, $1,336 for three and $1,603 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 Wyoming actually go for?
HUD's number is one input. Search any address in Wyoming for a rent estimate built from nearby comps. 3 free searches, no card.
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