Orange 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).

$2,1312-bedroom FMR, FY2027

$1,6591-bedroom FMR, FY2027

$100,70080% income limit, family of 4 (FY2026)

$125,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Orange County is $2,131 a month, up 7.7% from $1,979 in FY2026. Orange County belongs to the Kiryas Joel-Poughkeepsie-Newburgh, 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 Orange County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,484	$1,364	+8.8%	$1,336 – $1,632
1 bedroom	$1,659	$1,549	+7.1%	$1,494 – $1,824
2 bedrooms	$2,131	$1,979	+7.7%	$1,918 – $2,344
3 bedrooms	$2,685	$2,511	+6.9%	$2,417 – $2,953
4 bedrooms	$2,824	$2,694	+4.8%	$2,542 – $3,106

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 Orange County that is typically $1,918 to $2,344 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?

$54,864median income of renter households

$1,680Median gross rent, all units

37%Rent-to-income ratio (median rent ÷ median renter income)

57%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $54,864 can afford about $1,372 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $2,131 is $759 (55.4%) more than that. To rent a two-bedroom at the FMR, a household needs $85,240 a year under the 30% rule, or $76,716 under the common landlord rule that income must be three times the rent.

Orange County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,680 ±$32
Median income of renter households	$54,864 ±$3,152
Renters paying 30% or more of income (cost-burdened)	57.2% ±2.6
Renters paying 50% or more (severely cost-burdened)	32.6% ±2.2
Renter households (where the share can be computed)	41,857

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,259	$1,680	+33.4%
Median renter household income	$42,472	$54,864	+29.2%
Renters paying 30%+ of income	56.8%	57.2%	+0.4 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 $1,790 to $3,950 depending on the ZIP code.

All 100 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
10512	$2,280	$2,390	$2,620	$3,280	$3,570
10910	$1,510	$1,690	$2,170	$2,730	$2,880
10912	$1,510	$1,690	$2,170	$2,730	$2,880
10914	$1,540	$1,720	$2,210	$2,780	$2,920
10915	$1,510	$1,690	$2,170	$2,730	$2,880
10916	$1,520	$1,710	$2,190	$2,760	$2,900
10917	$1,800	$2,020	$2,590	$3,270	$3,440
10918	$1,630	$1,820	$2,340	$2,950	$3,100
10919	$1,530	$1,700	$2,180	$2,780	$2,900
10921	$1,690	$1,890	$2,430	$3,060	$3,220
10922	$1,400	$1,570	$2,010	$2,530	$2,660
10924	$1,530	$1,710	$2,190	$2,760	$2,900
10925	$1,410	$1,570	$2,020	$2,550	$2,680
10926	$1,900	$2,130	$2,730	$3,440	$3,620
10928	$1,600	$1,790	$2,300	$2,900	$3,050
10930	$1,810	$2,020	$2,600	$3,280	$3,450
10932	$1,500	$1,680	$2,160	$2,720	$2,860
10933	$1,680	$1,870	$2,410	$3,040	$3,190
10940	$1,500	$1,680	$2,160	$2,720	$2,860
10941	$1,570	$1,760	$2,260	$2,850	$2,990
10949	$1,510	$1,690	$2,170	$2,730	$2,880
10950	$1,570	$1,760	$2,260	$2,850	$2,990
10953	$1,610	$1,800	$2,320	$2,920	$3,070
10958	$2,010	$2,250	$2,890	$3,640	$3,830
10959	$1,510	$1,690	$2,170	$2,730	$2,880
10963	$1,230	$1,400	$1,790	$2,260	$2,430
10969	$1,510	$1,690	$2,160	$2,720	$2,890
10973	$1,660	$1,850	$2,380	$3,000	$3,150
10974	$3,450	$3,630	$3,950	$5,000	$5,480
10975	$1,960	$2,200	$2,820	$3,550	$3,740
10979	$1,520	$1,690	$2,130	$2,670	$2,910
10981	$1,510	$1,690	$2,170	$2,730	$2,880
10985	$1,400	$1,540	$1,980	$2,500	$2,640
10987	$2,280	$2,390	$2,620	$3,280	$3,570
10988	$1,390	$1,550	$1,990	$2,510	$2,640
10990	$1,300	$1,460	$1,870	$2,360	$2,480
10992	$1,420	$1,590	$2,040	$2,570	$2,700
10996	$1,850	$2,090	$2,680	$3,400	$3,640
10998	$1,690	$1,880	$2,420	$3,050	$3,210
12501	$1,260	$1,410	$1,810	$2,280	$2,430
12504	$1,480	$1,640	$2,100	$2,640	$2,780
12506	$1,450	$1,620	$2,080	$2,620	$2,760
12507	$2,100	$2,340	$3,010	$3,790	$3,990
12508	$1,610	$1,800	$2,310	$2,910	$3,060
12510	$1,450	$1,620	$2,080	$2,620	$2,760
12511	$1,450	$1,620	$2,080	$2,620	$2,760
12512	$1,570	$1,750	$2,250	$2,840	$2,980
12514	$1,230	$1,400	$1,790	$2,260	$2,430
12518	$1,620	$1,810	$2,320	$2,920	$3,070
12520	$1,340	$1,500	$1,920	$2,420	$2,540
12522	$1,250	$1,400	$1,790	$2,260	$2,430
12524	$2,280	$2,390	$2,620	$3,280	$3,570
12527	$1,620	$1,810	$2,320	$2,930	$3,080
12531	$2,280	$2,390	$2,620	$3,280	$3,570
12533	$2,280	$2,390	$2,620	$3,280	$3,570
12537	$1,450	$1,620	$2,080	$2,620	$2,760
12538	$1,230	$1,400	$1,790	$2,260	$2,430
12540	$1,940	$2,170	$2,790	$3,520	$3,700
12542	$1,630	$1,800	$2,350	$2,860	$3,090
12543	$1,460	$1,630	$2,090	$2,630	$2,770
12545	$1,230	$1,400	$1,790	$2,260	$2,430
12546	$1,240	$1,400	$1,790	$2,260	$2,430
12549	$1,500	$1,680	$2,160	$2,720	$2,860
12550	$1,420	$1,590	$2,040	$2,570	$2,700
12551	$1,510	$1,690	$2,170	$2,730	$2,880
12552	$1,510	$1,690	$2,170	$2,730	$2,880
12553	$1,480	$1,660	$2,130	$2,680	$2,820
12555	$1,510	$1,690	$2,170	$2,730	$2,880
12564	$2,280	$2,390	$2,620	$3,280	$3,570
12566	$1,410	$1,560	$2,010	$2,510	$2,670
12567	$1,430	$1,580	$2,000	$2,500	$2,640
12569	$1,760	$1,970	$2,530	$3,190	$3,350
12570	$1,600	$1,790	$2,300	$2,900	$3,050
12571	$1,320	$1,460	$1,870	$2,350	$2,480
12572	$1,480	$1,660	$2,130	$2,680	$2,820
12574	$1,480	$1,660	$2,130	$2,680	$2,820
12575	$1,460	$1,640	$2,100	$2,650	$2,780
12577	$1,820	$2,040	$2,620	$3,300	$3,470
12578	$1,500	$1,680	$2,160	$2,720	$2,860
12580	$1,230	$1,400	$1,790	$2,260	$2,430
12581	$1,230	$1,400	$1,790	$2,260	$2,430
12582	$2,280	$2,390	$2,620	$3,280	$3,570
12583	$1,650	$1,790	$2,220	$2,780	$2,940
12584	$1,510	$1,690	$2,170	$2,730	$2,880
12585	$1,530	$1,710	$2,190	$2,770	$2,910
12586	$1,430	$1,600	$2,050	$2,580	$2,720
12589	$1,230	$1,400	$1,790	$2,260	$2,430
12590	$1,570	$1,750	$2,250	$2,840	$2,980
12592	$1,230	$1,400	$1,790	$2,260	$2,430
12594	$1,230	$1,400	$1,790	$2,260	$2,430
12601	$1,360	$1,520	$1,950	$2,460	$2,580
12602	$1,450	$1,620	$2,080	$2,620	$2,760
12603	$1,540	$1,720	$2,210	$2,790	$2,930
12604	$1,540	$1,720	$2,210	$2,790	$2,930
12721	$1,350	$1,410	$1,790	$2,420	$2,460
12729	$1,380	$1,540	$1,970	$2,500	$2,620
12746	$1,250	$1,400	$1,800	$2,270	$2,430
12771	$1,230	$1,400	$1,790	$2,260	$2,430
12780	$1,230	$1,400	$1,790	$2,260	$2,430
12785	$1,300	$1,400	$1,790	$2,330	$2,430

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

HUD income limits for Orange County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $125,900 (FY2025: $123,000, +2.4%). 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%)	$26,450 +2.3%	$30,200 +2.2%	$34,000 +2.3%	$37,750 +2.3%	$40,800 +2.3%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$44,100 +2.4%	$50,400 +2.4%	$56,700 +2.4%	$62,950 +2.4%	$68,000 +2.3%	$73,050 +2.4%	$78,100 +2.4%	$83,100 +2.3%
Low income (80%)	$70,500 +2.3%	$80,600 +2.3%	$90,650 +2.3%	$100,700 +2.3%	$108,800 +2.4%	$116,850 +2.4%	$124,900 +2.3%	$132,950 +2.3%

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.