Hamilton 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).

$1,2872-bedroom FMR, FY2027

$9821-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 Hamilton County is $1,287 a month, down 9.9% from $1,429 in FY2026. Hamilton County belongs to the Hamilton 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 Hamilton County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$968	$1,075	−10.0%	$872 – $1,064
1 bedroom	$982	$1,089	−9.8%	$884 – $1,080
2 bedrooms	$1,287	$1,429	−9.9%	$1,159 – $1,415
3 bedrooms	$1,542	$1,713	−10.0%	$1,388 – $1,696
4 bedrooms	$1,703	$1,892	−10.0%	$1,533 – $1,873

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 Hamilton County that is typically $1,159 to $1,415 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?

$40,577median income of renter households

$912Median gross rent, all units

27%Rent-to-income ratio (median rent ÷ median renter income)

55%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $40,577 can afford about $1,014 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,287 is $273 (26.9%) more than that. To rent a two-bedroom at the FMR, a household needs $51,480 a year under the 30% rule, or $46,332 under the common landlord rule that income must be three times the rent.

Hamilton County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$912 ±$66
Median income of renter households	$40,577 ±$9,715
Renters paying 30% or more of income (cost-burdened)	55.3% ±9.1
Renters paying 50% or more (severely cost-burdened)	30.5% ±10.7
Renter households (where the share can be computed)	302

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$783	$912	+16.5%
Median renter household income	$42,143	$40,577	−3.7%
Renters paying 30%+ of income	34.3%	55.3%	+21.0 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 Hamilton 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: $94,300, −0.1%). 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 −0.3%	$22,600 −0.2%	$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 ±0.0%	$37,700 −0.1%	$42,400 −0.1%	$47,100 −0.1%	$50,900 −0.1%	$54,650 −0.1%	$58,450 −0.1%	$62,200 −0.1%
Low income (80%)	$52,750 −0.2%	$60,300 −0.2%	$67,850 −0.1%	$75,350 −0.1%	$81,400 −0.1%	$87,450 −0.1%	$93,450 −0.2%	$99,500 −0.1%

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.