Essex 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).

$1,1712-bedroom FMR, FY2027

$8951-bedroom FMR, FY2027

$75,35080% income limit, family of 4 (FY2026)

$94,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Essex County is $1,171 a month, down 1.2% from $1,185 in FY2026. Essex County belongs to the Essex 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 Essex County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$858	$891	−3.7%	$773 – $943
1 bedroom	$895	$903	−0.9%	$806 – $984
2 bedrooms	$1,171	$1,185	−1.2%	$1,054 – $1,288
3 bedrooms	$1,425	$1,455	−2.1%	$1,283 – $1,567
4 bedrooms	$1,631	$1,645	−0.9%	$1,468 – $1,794

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 Essex County that is typically $1,054 to $1,288 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?

$38,928median income of renter households

$934Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

47%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $38,928 can afford about $973 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,171 is $198 (20.3%) more than that. To rent a two-bedroom at the FMR, a household needs $46,840 a year under the 30% rule, or $42,156 under the common landlord rule that income must be three times the rent.

Essex County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$934 ±$69
Median income of renter households	$38,928 ±$3,474
Renters paying 30% or more of income (cost-burdened)	47.0% ±7.6
Renters paying 50% or more (severely cost-burdened)	23.0% ±5.5
Renter households (where the share can be computed)	3,276

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$812	$934	+15.0%
Median renter household income	$35,413	$38,928	+9.9%
Renters paying 30%+ of income	47.5%	47.0%	−0.5 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.

HUD income limits for Essex County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $94,200 (FY2025: $91,900, +2.5%). 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%)	$19,800 +2.6%	$22,600 +2.5%	$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%)	$33,000 +2.5%	$37,700 +2.4%	$42,400 +2.4%	$47,100 +2.5%	$50,900 +2.5%	$54,650 +2.4%	$58,450 +2.5%	$62,200 +2.5%
Low income (80%)	$52,750 +2.5%	$60,300 +2.6%	$67,850 +2.6%	$75,350 +2.5%	$81,400 +2.5%	$87,450 +2.5%	$93,450 +2.5%	$99,500 +2.5%

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.