Lewis 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).

$1,0142-bedroom FMR, FY2027

$8601-bedroom FMR, FY2027

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

$83,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lewis County is $1,014 a month, up 0.6% from $1,008 in FY2026. Lewis County belongs to the Lewis 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 Lewis County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$743	$758	−2.0%	$669 – $817
1 bedroom	$860	$839	+2.5%	$774 – $946
2 bedrooms	$1,014	$1,008	+0.6%	$913 – $1,115
3 bedrooms	$1,404	$1,402	+0.1%	$1,264 – $1,544
4 bedrooms	$1,591	$1,646	−3.3%	$1,432 – $1,750

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 Lewis County that is typically $913 to $1,115 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?

$41,162median income of renter households

$837Median gross rent, all units

24%Rent-to-income ratio (median rent ÷ median renter income)

42%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $41,162 can afford about $1,029 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,014 is $15 (1.5%) less than that. To rent a two-bedroom at the FMR, a household needs $40,560 a year under the 30% rule, or $36,504 under the common landlord rule that income must be three times the rent.

Lewis County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$837 ±$57
Median income of renter households	$41,162 ±$4,732
Renters paying 30% or more of income (cost-burdened)	42.3% ±5.4
Renters paying 50% or more (severely cost-burdened)	22.6% ±4.1
Renter households (where the share can be computed)	1,924

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$768	$837	+9.0%
Median renter household income	$34,583	$41,162	+19.0%
Renters paying 30%+ of income	48.6%	42.3%	−6.3 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 Lewis County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $83,700 (FY2025: $84,400, −0.8%). 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.