Madison 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).

$1,4932-bedroom FMR, FY2027

$1,1961-bedroom FMR, FY2027

$85,45080% income limit, family of 4 (FY2026)

$106,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Madison County is $1,493 a month, up 7.3% from $1,392 in FY2026. Madison County belongs to the Syracuse, 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 Madison County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,050	$995	+5.5%	$945 – $1,155
1 bedroom	$1,196	$1,123	+6.5%	$1,077 – $1,315
2 bedrooms	$1,493	$1,392	+7.3%	$1,344 – $1,642
3 bedrooms	$1,808	$1,691	+6.9%	$1,628 – $1,988
4 bedrooms	$1,962	$1,848	+6.2%	$1,766 – $2,158

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 Madison County that is typically $1,344 to $1,642 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?

$38,295median income of renter households

$928Median gross rent, all units

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

46%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $38,295 can afford about $957 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,493 is $536 (55.9%) more than that. To rent a two-bedroom at the FMR, a household needs $59,720 a year under the 30% rule, or $53,748 under the common landlord rule that income must be three times the rent.

Madison County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$928 ±$25
Median income of renter households	$38,295 ±$3,331
Renters paying 30% or more of income (cost-burdened)	46.0% ±4.4
Renters paying 50% or more (severely cost-burdened)	24.7% ±4.5
Renter households (where the share can be computed)	5,140

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$783	$928	+18.5%
Median renter household income	$32,470	$38,295	+17.9%
Renters paying 30%+ of income	42.1%	46.0%	+3.9 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 $1,260 to $2,240 depending on the ZIP code.

All 121 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
13020	$1,140	$1,280	$1,600	$1,950	$2,160
13021	$900	$1,020	$1,260	$1,530	$1,680
13027	$1,270	$1,440	$1,800	$2,180	$2,370
13028	$920	$1,030	$1,290	$1,560	$1,720
13029	$1,020	$1,160	$1,450	$1,760	$1,910
13030	$900	$1,020	$1,260	$1,530	$1,670
13031	$1,280	$1,460	$1,820	$2,200	$2,390
13032	$920	$1,050	$1,310	$1,580	$1,720
13033	$970	$1,020	$1,260	$1,590	$1,830
13035	$1,190	$1,350	$1,690	$2,050	$2,220
13036	$1,000	$1,140	$1,420	$1,720	$1,870
13037	$900	$1,020	$1,260	$1,530	$1,670
13039	$1,080	$1,230	$1,540	$1,870	$2,020
13041	$1,410	$1,610	$2,010	$2,430	$2,640
13042	$1,070	$1,200	$1,510	$1,820	$2,010
13043	$920	$1,050	$1,310	$1,590	$1,720
13044	$940	$1,070	$1,330	$1,610	$1,750
13051	$1,100	$1,250	$1,570	$1,900	$2,060
13052	$900	$1,020	$1,260	$1,530	$1,810
13057	$980	$1,120	$1,400	$1,700	$1,840
13060	$960	$1,090	$1,360	$1,650	$1,790
13061	$900	$1,020	$1,260	$1,530	$1,670
13063	$900	$1,020	$1,260	$1,530	$1,670
13066	$1,150	$1,310	$1,630	$1,970	$2,140
13069	$900	$1,030	$1,280	$1,550	$1,680
13072	$900	$1,020	$1,260	$1,530	$1,670
13074	$1,100	$1,250	$1,560	$1,890	$2,050
13076	$1,010	$1,160	$1,440	$1,740	$1,900
13077	$1,110	$1,120	$1,400	$1,760	$2,310
13078	$1,240	$1,420	$1,770	$2,140	$2,330
13080	$900	$1,020	$1,260	$1,530	$1,670
13082	$900	$1,020	$1,260	$1,530	$1,670
13083	$940	$1,070	$1,330	$1,720	$2,110
13084	$1,250	$1,430	$1,780	$2,160	$2,340
13088	$1,080	$1,230	$1,530	$1,850	$2,010
13089	$1,080	$1,230	$1,530	$1,850	$2,010
13090	$1,270	$1,450	$1,810	$2,190	$2,380
13093	$950	$1,080	$1,350	$1,640	$1,770
13103	$1,170	$1,310	$1,620	$1,970	$2,220
13104	$1,050	$1,200	$1,500	$1,820	$1,970
13108	$1,050	$1,200	$1,500	$1,820	$1,970
13110	$1,030	$1,180	$1,470	$1,780	$1,930
13111	$900	$1,020	$1,260	$1,530	$1,670
13112	$1,090	$1,240	$1,550	$1,880	$2,040
13114	$900	$1,020	$1,260	$1,530	$1,670
13115	$1,170	$1,340	$1,670	$2,020	$2,190
13116	$1,030	$1,180	$1,470	$1,780	$1,930
13119	$1,080	$1,230	$1,530	$1,850	$2,010
13120	$1,530	$1,750	$2,180	$2,640	$2,870
13121	$950	$1,080	$1,350	$1,640	$1,770
13122	$1,050	$1,190	$1,490	$1,800	$1,960
13126	$1,010	$1,150	$1,440	$1,740	$1,890
13131	$1,040	$1,190	$1,480	$1,790	$1,950
13132	$1,140	$1,300	$1,620	$1,960	$2,130
13134	$970	$1,110	$1,390	$1,680	$1,820
13135	$950	$1,080	$1,350	$1,640	$1,770
13137	$1,080	$1,230	$1,530	$1,850	$2,010
13138	$1,090	$1,250	$1,560	$1,880	$2,050
13141	$1,010	$1,060	$1,320	$1,640	$2,050
13142	$900	$1,020	$1,260	$1,530	$1,670
13144	$900	$1,020	$1,260	$1,530	$1,670
13145	$900	$1,020	$1,270	$1,720	$2,110
13152	$1,360	$1,550	$1,930	$2,340	$2,550
13153	$1,120	$1,240	$1,540	$1,900	$2,090
13156	$1,010	$1,140	$1,420	$1,710	$1,880
13158	$900	$1,020	$1,260	$1,530	$1,810
13159	$1,120	$1,260	$1,580	$1,920	$2,130
13163	$910	$1,040	$1,300	$1,570	$1,710
13164	$1,080	$1,230	$1,530	$1,850	$2,010
13166	$920	$1,020	$1,260	$1,530	$1,730
13167	$1,180	$1,350	$1,680	$2,030	$2,210
13201	$1,080	$1,230	$1,530	$1,850	$2,010
13202	$1,220	$1,390	$1,730	$2,100	$2,270
13203	$1,000	$1,140	$1,420	$1,720	$1,870
13204	$990	$1,130	$1,410	$1,710	$1,850
13205	$940	$1,070	$1,340	$1,620	$1,760
13206	$930	$1,060	$1,320	$1,600	$1,730
13207	$1,100	$1,260	$1,570	$1,900	$2,060
13208	$1,000	$1,140	$1,420	$1,720	$1,870
13209	$980	$1,110	$1,390	$1,680	$1,830
13210	$1,110	$1,270	$1,580	$1,910	$2,080
13211	$1,130	$1,290	$1,610	$1,950	$2,120
13212	$1,050	$1,200	$1,500	$1,820	$1,970
13214	$1,050	$1,190	$1,490	$1,800	$1,960
13215	$1,200	$1,360	$1,700	$2,060	$2,230
13217	$1,080	$1,230	$1,530	$1,850	$2,010
13218	$1,080	$1,230	$1,530	$1,850	$2,010
13219	$1,060	$1,210	$1,510	$1,830	$1,980
13220	$1,080	$1,230	$1,530	$1,850	$2,010
13224	$1,020	$1,160	$1,450	$1,760	$1,910
13225	$1,080	$1,230	$1,530	$1,850	$2,010
13235	$1,080	$1,230	$1,530	$1,850	$2,010
13244	$1,110	$1,270	$1,580	$1,910	$2,080
13261	$1,080	$1,230	$1,530	$1,850	$2,010
13290	$1,080	$1,230	$1,530	$1,850	$2,010
13302	$980	$1,110	$1,390	$1,680	$1,830
13310	$900	$1,020	$1,260	$1,530	$1,670
13314	$920	$1,030	$1,290	$1,570	$1,730
13316	$900	$1,020	$1,260	$1,530	$1,670
13332	$1,150	$1,270	$1,570	$1,960	$2,120
13334	$1,040	$1,170	$1,460	$1,790	$1,930
13346	$1,220	$1,390	$1,730	$2,100	$2,270
13355	$900	$1,020	$1,260	$1,530	$1,670
13364	$900	$1,020	$1,260	$1,530	$1,670
13402	$900	$1,020	$1,280	$1,540	$1,690
13408	$950	$1,080	$1,350	$1,640	$1,770
13409	$910	$1,040	$1,300	$1,570	$1,700
13418	$1,570	$1,790	$2,240	$2,710	$2,940
13421	$900	$1,020	$1,260	$1,530	$1,670
13425	$900	$1,020	$1,260	$1,530	$1,670
13426	$950	$1,080	$1,350	$1,640	$1,770
13437	$900	$1,020	$1,260	$1,530	$1,670
13460	$900	$1,020	$1,260	$1,530	$1,670
13464	$1,160	$1,170	$1,380	$1,910	$2,060
13480	$900	$1,020	$1,260	$1,530	$1,670
13483	$1,020	$1,130	$1,440	$1,720	$1,950
13484	$920	$1,050	$1,310	$1,590	$1,720
13485	$900	$1,020	$1,260	$1,530	$1,670
13491	$900	$1,020	$1,260	$1,530	$1,670
13493	$900	$1,020	$1,260	$1,530	$1,670
13661	$900	$1,020	$1,270	$1,720	$2,110

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

HUD income limits for Madison County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $106,800 (FY2025: $104,100, +2.6%). 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%)	$22,450 +3.2%	$25,650 +3.2%	$28,850 +3.2%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$37,400 +3.2%	$42,750 +3.3%	$48,100 +3.2%	$53,400 +3.2%	$57,700 +3.2%	$61,950 +3.2%	$66,250 +3.2%	$70,500 +3.1%
Low income (80%)	$59,850 +3.2%	$68,400 +3.2%	$76,950 +3.2%	$85,450 +3.2%	$92,300 +3.2%	$99,150 +3.2%	$106,000 +3.2%	$112,800 +3.2%

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.