HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Yates County, New York (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Yates County is $1,097 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,097
FY 2026, utilities included
Payment standard range
$987 to $1,207
90% to 110% of FMR
Income to afford 2BR
$43,880
per year, at 30% of income
Rank in New York
51st of 62
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Yates moves to $1,057. That's down 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Yates actually rent for?
Search any address in Yates 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 | $756 | $680 to $832 | $30,240 | $14.54/hr | -0.7% |
| 1 bedroom | $836 | $752 to $920 | $33,440 | $16.08/hr | -1.2% |
| 2 bedroom | $1,097 | $987 to $1,207 | $43,880 | $21.10/hr | -1.2% |
| 3 bedroom | $1,329 | $1,196 to $1,462 | $53,160 | $25.56/hr | -2.7% |
| 4 bedroom | $1,840 | $1,656 to $2,024 | $73,600 | $35.38/hr | +4.3% |
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 | $2,116 | $1,904 to $2,328 |
| 6 bedroom Estimate | $2,392 | $2,153 to $2,631 |
| 7 bedroom Estimate | $2,668 | $2,401 to $2,935 |
| 8 bedroom Estimate | $2,944 | $2,650 to $3,238 |
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 Yates, that runs from $756 for a studio up to $1,840 for four bedrooms, all five rates in the table above.
Because Yates 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, Bellona included.
Among New York's 62 counties, Yates ranks 51st for two-bedroom FMR. That's about 19% below the state median of $1,361 and about 8% above the national median county at $1,018. About 24,713 people live here, 60th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,030 in 14527 (Penn Yan) and $1,780 in 14544 (Rushville), with the 11 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.
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 Yates somewhere between $987 and $1,207. 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.
$1,097 a month is affordable, by HUD's 30% rule, on an income of roughly $43,880 a year. Put another way, $21 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% ($987) | HAP at 100% ($1,097) | HAP at 110% ($1,207) |
|---|---|---|---|---|
| $2,500 | $750 | $237 | $347 | $457 |
| $4,000 | $1,200 | $0 | $0 | $7 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,110) to FY 2026 ($1,097). Since FY 2020 it's up 42% in total, about 6.0% 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 | $533 | $644 | $775 | $1,046 | $1,050 | — |
| FY 2021 | $566 | $667 | $815 | $1,101 | $1,105 | +5.2% |
| FY 2022 | $571 | $686 | $860 | $1,162 | $1,166 | +5.5% |
| FY 2023 | $667 | $757 | $997 | $1,333 | $1,339 | +15.9% |
| FY 2024 | $723 | $811 | $1,066 | $1,356 | $1,527 | +6.9% |
| FY 2025 | $761 | $846 | $1,110 | $1,366 | $1,764 | +4.1% |
| FY 2026 | $756 | $836 | $1,097 | $1,329 | $1,840 | -1.2% |
| FY 2027 | $736 | $808 | $1,057 | $1,368 | $1,767 | -3.6% |
Nearby counties
Seneca County
$1,16915 mi · pop 33,651
Schuyler County
$1,14819 mi · pop 17,855
Ontario County
$1,57322 mi · pop 112,288
Steuben County
$1,08128 mi · pop 93,584
Cayuga County
$1,12432 mi · pop 76,171
Tompkins County
$1,75333 mi · pop 102,555
Chemung County
$1,28336 mi · pop 83,584
Livingston County
$1,57337 mi · pop 61,980
Questions people ask
$1,097 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $756 for a studio, $836 for one bedroom, $1,329 for three and $1,840 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 Yates actually go for?
HUD's number is one input. Search any address in Yates for a rent estimate built from nearby comps. 3 free searches, no card.
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