Jefferson 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).

$1,4532-bedroom FMR, FY2027

$1,1111-bedroom FMR, FY2027

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

$86,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Jefferson County is $1,453 a month, up 3.4% from $1,405 in FY2026. Jefferson County belongs to the Watertown-Fort Drum, 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 Jefferson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,012	$969	+4.4%	$911 – $1,113
1 bedroom	$1,111	$1,071	+3.7%	$1,000 – $1,222
2 bedrooms	$1,453	$1,405	+3.4%	$1,308 – $1,598
3 bedrooms	$1,995	$1,907	+4.6%	$1,796 – $2,194
4 bedrooms	$2,376	$2,340	+1.5%	$2,139 – $2,613

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 Jefferson County that is typically $1,308 to $1,598 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?

$46,409median income of renter households

$1,213Median gross rent, all units

31%Rent-to-income ratio (median rent ÷ median renter income)

48%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $46,409 can afford about $1,160 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,453 is $293 (25.2%) more than that. To rent a two-bedroom at the FMR, a household needs $58,120 a year under the 30% rule, or $52,308 under the common landlord rule that income must be three times the rent.

Jefferson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,213 ±$32
Median income of renter households	$46,409 ±$3,971
Renters paying 30% or more of income (cost-burdened)	47.9% ±4.2
Renters paying 50% or more (severely cost-burdened)	22.9% ±3.2
Renter households (where the share can be computed)	20,142

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$987	$1,213	+22.9%
Median renter household income	$37,670	$46,409	+23.2%
Renters paying 30%+ of income	48.0%	47.9%	−0.1 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 $1,270 to $1,800 depending on the ZIP code.

All 46 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
13083	$940	$1,070	$1,330	$1,720	$2,110
13145	$900	$1,020	$1,270	$1,720	$2,110
13601	$950	$1,040	$1,360	$1,870	$2,220
13602	$1,110	$1,230	$1,600	$2,190	$2,600
13603	$1,250	$1,380	$1,800	$2,470	$2,940
13605	$880	$970	$1,270	$1,720	$2,110
13606	$970	$1,070	$1,400	$1,920	$2,290
13607	$880	$970	$1,270	$1,720	$2,110
13608	$880	$970	$1,270	$1,720	$2,110
13611	$880	$970	$1,270	$1,720	$2,110
13612	$880	$970	$1,270	$1,730	$2,110
13615	$880	$970	$1,270	$1,720	$2,110
13616	$1,030	$1,130	$1,480	$2,030	$2,420
13618	$880	$970	$1,270	$1,720	$2,110
13619	$900	$1,000	$1,290	$1,770	$2,110
13622	$910	$990	$1,300	$1,780	$2,130
13624	$880	$970	$1,270	$1,730	$2,110
13626	$880	$980	$1,270	$1,720	$2,110
13628	$930	$1,020	$1,340	$1,840	$2,190
13631	$1,010	$1,110	$1,450	$1,990	$2,370
13632	$920	$1,010	$1,320	$1,810	$2,160
13634	$880	$970	$1,270	$1,720	$2,110
13636	$880	$970	$1,270	$1,720	$2,110
13637	$1,070	$1,170	$1,530	$2,100	$2,500
13638	$880	$970	$1,270	$1,740	$2,110
13640	$880	$970	$1,270	$1,720	$2,110
13641	$880	$970	$1,270	$1,720	$2,110
13642	$880	$970	$1,270	$1,720	$2,110
13643	$900	$1,000	$1,290	$1,770	$2,110
13646	$880	$970	$1,270	$1,720	$2,110
13650	$880	$970	$1,270	$1,720	$2,110
13651	$880	$970	$1,270	$1,720	$2,110
13656	$940	$1,030	$1,350	$1,850	$2,210
13659	$880	$970	$1,270	$1,720	$2,110
13661	$900	$1,020	$1,270	$1,720	$2,110
13665	$880	$970	$1,270	$1,720	$2,110
13671	$1,010	$1,110	$1,450	$1,990	$2,370
13673	$880	$970	$1,270	$1,720	$2,110
13674	$880	$970	$1,270	$1,720	$2,110
13675	$880	$970	$1,270	$1,720	$2,110
13679	$880	$970	$1,270	$1,720	$2,110
13682	$1,090	$1,190	$1,560	$2,140	$2,550
13685	$1,110	$1,220	$1,600	$2,200	$2,620
13691	$880	$970	$1,270	$1,720	$2,110
13692	$1,010	$1,110	$1,450	$1,990	$2,370
13693	$880	$970	$1,270	$1,720	$2,110

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

HUD income limits for Jefferson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $86,600 (FY2025: $83,400, +3.8%). 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.