Fulton 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).

$1,0512-bedroom FMR, FY2027

$8031-bedroom FMR, FY2027

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

$81,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Fulton County is $1,051 a month, down 3.3% from $1,087 in FY2026. Fulton County belongs to the Fulton 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 Fulton County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$770	$823	−6.4%	$693 – $847
1 bedroom	$803	$828	−3.0%	$723 – $883
2 bedrooms	$1,051	$1,087	−3.3%	$946 – $1,156
3 bedrooms	$1,252	$1,303	−3.9%	$1,127 – $1,377
4 bedrooms	$1,427	$1,468	−2.8%	$1,285 – $1,569

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 Fulton County that is typically $946 to $1,156 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?

$42,240median income of renter households

$912Median gross rent, all units

26%Rent-to-income ratio (median rent ÷ median renter income)

41%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $42,240 can afford about $1,056 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,051 is $5 (0.5%) less than that. To rent a two-bedroom at the FMR, a household needs $42,040 a year under the 30% rule, or $37,836 under the common landlord rule that income must be three times the rent.

Fulton County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$912 ±$32
Median income of renter households	$42,240 ±$2,628
Renters paying 30% or more of income (cost-burdened)	41.4% ±5.3
Renters paying 50% or more (severely cost-burdened)	19.7% ±3.8
Renter households (where the share can be computed)	6,151

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$779	$912	+17.1%
Median renter household income	$29,484	$42,240	+43.3%
Renters paying 30%+ of income	51.6%	41.4%	−10.2 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 Fulton County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $81,100 (FY2025: $79,100, +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%)	$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.