Columbia 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).

$1,5032-bedroom FMR, FY2027

$1,3001-bedroom FMR, FY2027

$93,45080% income limit, family of 4 (FY2026)

$116,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Columbia County is $1,503 a month, up 4.8% from $1,434 in FY2026. Columbia County belongs to the Columbia County, NY FMR area (non-metro county), 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 Columbia County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,259	$1,249	+0.8%	$1,134 – $1,384
1 bedroom	$1,300	$1,263	+2.9%	$1,170 – $1,430
2 bedrooms	$1,503	$1,434	+4.8%	$1,353 – $1,653
3 bedrooms	$1,837	$1,730	+6.2%	$1,654 – $2,020
4 bedrooms	$1,975	$1,899	+4.0%	$1,778 – $2,172

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 Columbia County that is typically $1,353 to $1,653 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?

$41,816median income of renter households

$1,260Median gross rent, all units

36%Rent-to-income ratio (median rent ÷ median renter income)

57%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $41,816 can afford about $1,045 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,503 is $458 (43.8%) more than that. To rent a two-bedroom at the FMR, a household needs $60,120 a year under the 30% rule, or $54,108 under the common landlord rule that income must be three times the rent.

Columbia County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,260 ±$72
Median income of renter households	$41,816 ±$5,660
Renters paying 30% or more of income (cost-burdened)	57.3% ±5.6
Renters paying 50% or more (severely cost-burdened)	31.7% ±5.0
Renter households (where the share can be computed)	5,431

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$928	$1,260	+35.8%
Median renter household income	$38,159	$41,816	+9.6%
Renters paying 30%+ of income	44.7%	57.3%	+12.6 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.

HUD income limits for Columbia County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $116,800 (FY2025: $113,100, +3.3%). 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%)	$24,550 +3.6%	$28,050 +3.7%	$31,550 +3.6%	$35,050 +3.7%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$40,900 +3.7%	$46,750 +3.7%	$52,600 +3.7%	$58,400 +3.6%	$63,100 +3.7%	$67,750 +3.6%	$72,450 +3.6%	$77,100 +3.6%
Low income (80%)	$65,450 +3.6%	$74,800 +3.7%	$84,150 +3.7%	$93,450 +3.7%	$100,950 +3.6%	$108,450 +3.7%	$115,900 +3.7%	$123,400 +3.7%

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.