Chemung County, NY: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,3482-bedroom FMR, FY2027

$1,0301-bedroom FMR, FY2027

$71,90080% income limit, family of 4 (FY2026)

$89,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Chemung County is $1,348 a month, up 5.1% from $1,283 in FY2026. Chemung County belongs to the Elmira, NY MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Chemung County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,020	$949	+7.5%	$918 – $1,122
1 bedroom	$1,030	$978	+5.3%	$927 – $1,133
2 bedrooms	$1,348	$1,283	+5.1%	$1,214 – $1,482
3 bedrooms	$1,643	$1,606	+2.3%	$1,479 – $1,807
4 bedrooms	$1,793	$1,713	+4.7%	$1,614 – $1,972

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Chemung County that is typically $1,214 to $1,482 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$36,043median income of renter households

$1,059Median gross rent, all units

35%Rent-to-income ratio (median rent ÷ median renter income)

52%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $36,043 can afford about $901 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,348 is $447 (49.6%) more than that. To rent a two-bedroom at the FMR, a household needs $53,920 a year under the 30% rule, or $48,528 under the common landlord rule that income must be three times the rent.

Chemung County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,059 ±$36
Median income of renter households	$36,043 ±$5,382
Renters paying 30% or more of income (cost-burdened)	51.5% ±4.9
Renters paying 50% or more (severely cost-burdened)	31.7% ±4.3
Renter households (where the share can be computed)	10,321

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$813	$1,059	+30.3%
Median renter household income	$29,933	$36,043	+20.4%
Renters paying 30%+ of income	50.0%	51.5%	+1.5 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,160 to $1,760 depending on the ZIP code.

All 24 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
14805	$1,010	$1,110	$1,420	$1,720	$1,970
14812	$880	$920	$1,200	$1,490	$1,680
14814	$1,000	$1,010	$1,310	$1,670	$1,960
14816	$1,140	$1,150	$1,500	$1,830	$1,990
14824	$1,270	$1,340	$1,760	$2,150	$2,320
14825	$860	$890	$1,160	$1,450	$1,550
14830	$960	$970	$1,220	$1,610	$2,040
14838	$1,120	$1,150	$1,510	$1,840	$2,000
14845	$1,140	$1,150	$1,500	$1,830	$1,990
14859	$1,110	$1,200	$1,540	$1,920	$2,160
14861	$1,070	$1,090	$1,420	$1,730	$1,890
14864	$1,000	$1,050	$1,380	$1,750	$1,830
14867	$1,140	$1,320	$1,580	$1,900	$2,370
14871	$1,050	$1,060	$1,380	$1,690	$1,860
14872	$860	$890	$1,160	$1,450	$1,550
14883	$1,140	$1,320	$1,580	$1,900	$2,370
14889	$1,050	$1,070	$1,400	$1,700	$1,860
14892	$860	$930	$1,190	$1,490	$1,710
14894	$1,110	$1,120	$1,460	$1,780	$1,940
14901	$870	$890	$1,160	$1,450	$1,550
14902	$1,020	$1,030	$1,350	$1,650	$1,800
14903	$950	$960	$1,250	$1,520	$1,660
14904	$1,010	$1,020	$1,340	$1,630	$1,780
14905	$1,070	$1,080	$1,410	$1,720	$1,880

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Chemung County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $89,800 (FY2025: $81,900, +9.6%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$18,900 +1.6%	$21,640 +1.8%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$31,500 +1.6%	$36,000 +1.7%	$40,500 +1.6%	$44,950 +1.6%	$48,550 +1.6%	$52,150 +1.6%	$55,750 +1.5%	$59,350 +1.5%
Low income (80%)	$50,350 +1.5%	$57,550 +1.6%	$64,750 +1.6%	$71,900 +1.6%	$77,700 +1.6%	$83,450 +1.6%	$89,200 +1.6%	$94,950 +1.6%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.