HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Wyoming County, New York (FY 2027)
A two-bedroom in Wyoming County carries a FY 2027 Fair Market Rent of $1,014 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Wyoming keys off that figure.
Two-bedroom FMR
$1,014
+4.2% from FY 2026
Payment standard
$913–$1,115
90% to 110% of the FMR, two-bedroom
Income to afford
$40,560
a year, with rent at 30% of income
Rank in New York
62nd 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 | $864 | $778–$950 | $34,560 | $16.62/hr | +2.9% |
| 1 bedroom | $869 | $782–$956 | $34,760 | $16.71/hr | +3.0% |
| 2 bedroom | $1,014 | $913–$1,115 | $40,560 | $19.50/hr | +4.2% |
| 3 bedroom | $1,328 | $1,195–$1,461 | $53,120 | $25.54/hr | -0.6% |
| 4 bedroom | $1,690 | $1,521–$1,859 | $67,600 | $32.50/hr | +5.4% |
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 | $1,944 | $1,750–$2,138 |
| 6 bedroom Estimate | $2,197 | $1,977–$2,417 |
| 7 bedroom Estimate | $2,451 | $2,206–$2,696 |
| 8 bedroom Estimate | $2,704 | $2,434–$2,974 |
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 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.
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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 Wyoming somewhere between $913 and $1,115. 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.
$1,014 a month is affordable, by HUD's 30% rule, on an income of roughly $40,560 a year. Put another way, $20 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%$913 | Voucher pays at 100%$1,014 | Voucher pays at 110%$1,115 |
|---|---|---|---|---|
| $2,500 | $750 | $163 | $264 | $365 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2026 ($973) to FY 2027 ($1,014). Since FY 2020 it's up 37% in total, about 4.6% 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 | $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 2027In effect | $864 | $869 | $1,014 | $1,328 | $1,690 | +4.2% |
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 Wyoming, that runs from $864 for a studio up to $1,690 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 27% below the state median of $1,385 and about 5% below the national median county at $1,063. About 39,753 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 $1,010 in 14024 (Bliss) and $1,420 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 | $1,100 | +8.5% |
| 14011 | Attica | $1,060 | +4.5% |
| 14024 | Bliss | $1,010 | -0.4% |
| 14037 | Cowlesville | $1,190 | +17.4% |
| 14039 | Dale | $1,030 | +1.6% |
| 14066 | Gainesville | $1,010 | -0.4% |
| 14082 | Java Center | $1,080 | +6.5% |
| 14083 | Java Village | $1,050 | +3.6% |
| 14113 | North Java | $1,030 | +1.6% |
| 14130 | Pike | $1,020 | +0.6% |
| 14145 | Strykersville | $1,010 | -0.4% |
| 14167 | Varysburg | $1,010 | -0.4% |
| 14427 | Castile | $1,010 | -0.4% |
| 14530 | Perry | $1,420 | +40.0% |
| 14536 | Portageville | $1,090 | +7.5% |
| 14549 | Silver Lake | $1,040 | +2.6% |
| 14550 | Silver Springs | $1,120 | +10.5% |
| 14569 | Warsaw | $1,060 | +4.5% |
| 14591 | Wyoming | $1,060 | +4.5% |
Nearby counties
Two-bedroom FMR, with how each compares to Wyoming.
Genesee County
21 mi · 57,787 people
$1,113
+10%
Livingston County
23 mi · 61,498 people
$1,416
+40%
Erie County
30 mi · 950,622 people
$1,423
+40%
Allegany County
32 mi · 47,159 people
$1,014
same rate
Cattaraugus County
36 mi · 76,145 people
$1,014
same rate
Orleans County
40 mi · 39,608 people
$1,416
+40%
Monroe County
44 mi · 753,753 people
$1,416
+40%
Niagara County
47 mi · 210,721 people
$1,423
+40%
Questions people ask
$1,014 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $864 for a studio, $869 for one bedroom, $1,328 for three and $1,690 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 Wyoming actually go for?
HUD's number is one input. Search any address in Wyoming for a rent estimate built from nearby comps. Free to start, no card.
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