Schenectady 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).

$1,7112-bedroom FMR, FY2027

$1,4251-bedroom FMR, FY2027

$98,50080% income limit, family of 4 (FY2026)

$123,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Schenectady County is $1,711 a month, up 0.5% from $1,702 in FY2026. Schenectady County belongs to the Albany-Schenectady-Troy, 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 Schenectady County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,238	$1,217	+1.7%	$1,115 – $1,361
1 bedroom	$1,425	$1,417	+0.6%	$1,283 – $1,567
2 bedrooms	$1,711	$1,702	+0.5%	$1,540 – $1,882
3 bedrooms	$2,039	$2,041	−0.1%	$1,836 – $2,242
4 bedrooms	$2,249	$2,253	−0.2%	$2,025 – $2,473

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 Schenectady County that is typically $1,540 to $1,882 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?

$43,858median income of renter households

$1,194Median gross rent, all units

33%Rent-to-income ratio (median rent ÷ median renter income)

54%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $43,858 can afford about $1,096 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,711 is $615 (56.0%) more than that. To rent a two-bedroom at the FMR, a household needs $68,440 a year under the 30% rule, or $61,596 under the common landlord rule that income must be three times the rent.

Schenectady County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,194 ±$28
Median income of renter households	$43,858 ±$4,665
Renters paying 30% or more of income (cost-burdened)	53.9% ±3.6
Renters paying 50% or more (severely cost-burdened)	32.0% ±2.8
Renter households (where the share can be computed)	22,774

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$945	$1,194	+26.3%
Median renter household income	$33,874	$43,858	+29.5%
Renters paying 30%+ of income	49.0%	53.9%	+4.9 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 $1,540 to $2,570 depending on the ZIP code.

All 153 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
12007	$1,260	$1,450	$1,740	$2,070	$2,290
12008	$1,210	$1,390	$1,670	$1,990	$2,190
12009	$1,230	$1,420	$1,700	$2,030	$2,230
12010	$1,100	$1,280	$1,540	$1,840	$2,030
12018	$1,440	$1,660	$1,990	$2,370	$2,620
12019	$1,190	$1,370	$1,650	$1,970	$2,170
12020	$1,530	$1,760	$2,110	$2,510	$2,770
12022	$1,240	$1,420	$1,710	$2,040	$2,250
12023	$1,190	$1,370	$1,650	$1,970	$2,170
12024	$1,200	$1,340	$1,580	$1,900	$2,080
12025	$1,100	$1,280	$1,540	$1,840	$2,030
12027	$1,280	$1,460	$1,780	$2,140	$2,350
12028	$1,100	$1,280	$1,540	$1,840	$2,030
12031	$1,100	$1,280	$1,540	$1,840	$2,030
12033	$1,320	$1,520	$1,830	$2,180	$2,410
12035	$1,100	$1,280	$1,540	$1,840	$2,030
12036	$1,100	$1,280	$1,540	$1,840	$2,030
12040	$1,260	$1,450	$1,740	$2,080	$2,290
12041	$1,100	$1,280	$1,540	$1,840	$2,030
12043	$1,100	$1,280	$1,540	$1,840	$2,030
12045	$1,420	$1,640	$1,960	$2,340	$2,590
12046	$1,110	$1,280	$1,540	$1,850	$2,050
12047	$1,270	$1,470	$1,760	$2,100	$2,310
12052	$1,450	$1,670	$2,010	$2,390	$2,640
12053	$1,100	$1,280	$1,540	$1,840	$2,030
12054	$1,640	$1,890	$2,270	$2,700	$2,980
12055	$1,260	$1,450	$1,740	$2,070	$2,290
12056	$1,190	$1,370	$1,640	$1,950	$2,160
12057	$1,100	$1,280	$1,540	$1,840	$2,030
12059	$1,100	$1,280	$1,540	$1,840	$2,030
12061	$1,680	$1,930	$2,320	$2,760	$3,050
12062	$1,130	$1,280	$1,540	$1,840	$2,030
12063	$1,310	$1,510	$1,810	$2,160	$2,390
12064	$1,100	$1,280	$1,540	$1,840	$2,030
12065	$1,370	$1,570	$1,890	$2,250	$2,480
12066	$1,100	$1,280	$1,540	$1,840	$2,030
12067	$1,100	$1,280	$1,540	$1,840	$2,030
12071	$1,100	$1,280	$1,540	$1,840	$2,030
12073	$1,100	$1,280	$1,540	$1,840	$2,030
12074	$1,450	$1,670	$2,010	$2,390	$2,640
12076	$1,100	$1,280	$1,540	$1,840	$2,030
12077	$1,430	$1,650	$1,980	$2,360	$2,600
12082	$1,450	$1,670	$2,010	$2,390	$2,640
12083	$1,100	$1,280	$1,540	$1,840	$2,030
12084	$1,530	$1,760	$2,110	$2,510	$2,770
12085	$1,200	$1,380	$1,660	$1,980	$2,180
12086	$1,100	$1,280	$1,540	$1,840	$2,030
12087	$1,100	$1,280	$1,540	$1,840	$2,130
12089	$1,210	$1,390	$1,670	$1,990	$2,190
12090	$1,100	$1,280	$1,540	$1,840	$2,030
12092	$1,100	$1,280	$1,540	$1,840	$2,030
12093	$1,100	$1,280	$1,540	$1,840	$2,030
12094	$1,100	$1,280	$1,540	$1,840	$2,030
12107	$1,260	$1,450	$1,740	$2,070	$2,290
12110	$1,420	$1,640	$1,970	$2,350	$2,590
12118	$1,130	$1,300	$1,560	$1,860	$2,050
12120	$1,260	$1,450	$1,740	$2,070	$2,290
12121	$1,100	$1,280	$1,540	$1,840	$2,030
12122	$1,100	$1,280	$1,540	$1,840	$2,030
12123	$1,130	$1,280	$1,540	$1,840	$2,030
12128	$1,260	$1,450	$1,740	$2,070	$2,290
12131	$1,100	$1,280	$1,540	$1,840	$2,030
12133	$1,210	$1,390	$1,670	$1,990	$2,190
12134	$1,100	$1,280	$1,540	$1,840	$2,030
12137	$1,100	$1,280	$1,540	$1,840	$2,030
12138	$1,290	$1,490	$1,790	$2,130	$2,350
12140	$1,100	$1,280	$1,540	$1,840	$2,030
12141	$1,150	$1,320	$1,590	$1,890	$2,090
12143	$1,100	$1,280	$1,540	$1,840	$2,030
12144	$1,420	$1,640	$1,970	$2,350	$2,590
12147	$1,260	$1,450	$1,740	$2,070	$2,290
12148	$1,100	$1,280	$1,540	$1,840	$2,030
12149	$1,100	$1,280	$1,540	$1,840	$2,030
12150	$1,210	$1,390	$1,660	$1,980	$2,180
12151	$1,610	$1,860	$2,230	$2,660	$2,930
12153	$1,380	$1,590	$1,910	$2,280	$2,520
12154	$1,100	$1,280	$1,540	$1,840	$2,030
12156	$1,270	$1,390	$1,650	$1,980	$2,170
12157	$1,100	$1,280	$1,540	$1,840	$2,030
12158	$1,620	$1,870	$2,240	$2,670	$2,940
12159	$1,450	$1,670	$2,010	$2,390	$2,640
12160	$1,100	$1,280	$1,540	$1,840	$2,030
12161	$1,620	$1,870	$2,240	$2,670	$2,940
12166	$1,100	$1,280	$1,540	$1,840	$2,030
12167	$1,100	$1,280	$1,540	$1,840	$2,030
12168	$1,230	$1,340	$1,650	$2,060	$2,370
12169	$1,360	$1,570	$1,880	$2,240	$2,480
12170	$1,260	$1,450	$1,740	$2,070	$2,290
12175	$1,100	$1,280	$1,540	$1,840	$2,030
12180	$1,240	$1,420	$1,710	$2,040	$2,250
12181	$1,210	$1,390	$1,670	$1,990	$2,190
12182	$1,100	$1,280	$1,540	$1,840	$2,030
12183	$1,100	$1,280	$1,540	$1,840	$2,030
12184	$1,140	$1,280	$1,540	$1,840	$2,030
12185	$1,100	$1,280	$1,540	$1,840	$2,030
12186	$1,130	$1,300	$1,560	$1,860	$2,050
12187	$1,100	$1,280	$1,540	$1,840	$2,030
12188	$1,190	$1,370	$1,650	$1,970	$2,170
12189	$1,100	$1,280	$1,540	$1,840	$2,030
12193	$1,100	$1,280	$1,540	$1,840	$2,030
12194	$1,100	$1,280	$1,540	$1,840	$2,030
12196	$1,100	$1,280	$1,540	$1,840	$2,030
12197	$1,100	$1,280	$1,540	$1,840	$2,030
12198	$1,160	$1,340	$1,610	$1,920	$2,120
12201	$1,260	$1,450	$1,740	$2,070	$2,290
12202	$1,100	$1,280	$1,540	$1,840	$2,030
12203	$1,370	$1,570	$1,890	$2,250	$2,480
12204	$1,270	$1,470	$1,760	$2,100	$2,310
12205	$1,370	$1,580	$1,900	$2,260	$2,500
12206	$1,230	$1,420	$1,700	$2,030	$2,230
12207	$1,420	$1,640	$1,970	$2,350	$2,590
12208	$1,250	$1,440	$1,730	$2,060	$2,270
12209	$1,140	$1,310	$1,570	$1,870	$2,060
12210	$1,120	$1,290	$1,550	$1,850	$2,040
12211	$1,680	$1,930	$2,320	$2,760	$3,050
12212	$1,260	$1,450	$1,740	$2,070	$2,290
12220	$1,260	$1,450	$1,740	$2,070	$2,290
12222	$1,860	$2,140	$2,570	$3,060	$3,380
12223	$1,260	$1,450	$1,740	$2,070	$2,290
12226	$1,260	$1,450	$1,740	$2,070	$2,290
12227	$1,260	$1,450	$1,740	$2,070	$2,290
12236	$1,260	$1,450	$1,740	$2,070	$2,290
12237	$1,260	$1,450	$1,740	$2,070	$2,290
12247	$1,260	$1,450	$1,740	$2,070	$2,290
12260	$1,260	$1,450	$1,740	$2,070	$2,290
12288	$1,260	$1,450	$1,740	$2,070	$2,290
12301	$1,150	$1,320	$1,590	$1,890	$2,090
12302	$1,220	$1,400	$1,680	$2,000	$2,210
12303	$1,110	$1,280	$1,540	$1,840	$2,030
12304	$1,100	$1,280	$1,540	$1,840	$2,030
12305	$1,100	$1,280	$1,540	$1,840	$2,030
12306	$1,180	$1,360	$1,630	$1,940	$2,140
12307	$1,110	$1,280	$1,540	$1,840	$2,030
12308	$1,140	$1,320	$1,580	$1,880	$2,080
12309	$1,390	$1,600	$1,920	$2,290	$2,520
12345	$1,150	$1,320	$1,590	$1,890	$2,090
12434	$1,100	$1,280	$1,540	$1,840	$2,030
12460	$1,100	$1,280	$1,540	$1,900	$2,180
12469	$1,150	$1,320	$1,590	$1,920	$2,150
12803	$1,150	$1,320	$1,590	$1,890	$2,090
12822	$1,100	$1,280	$1,540	$1,840	$2,030
12828	$1,150	$1,280	$1,540	$1,890	$2,030
12831	$1,270	$1,460	$1,750	$2,090	$2,300
12833	$1,200	$1,380	$1,660	$1,980	$2,180
12835	$1,100	$1,280	$1,540	$1,840	$2,030
12850	$1,100	$1,280	$1,540	$1,840	$2,030
12859	$1,330	$1,530	$1,840	$2,190	$2,420
12863	$1,100	$1,280	$1,540	$1,840	$2,030
12866	$1,690	$1,940	$2,330	$2,780	$3,060
12871	$1,100	$1,280	$1,540	$1,840	$2,030
12884	$1,100	$1,280	$1,540	$1,840	$2,030
13320	$1,100	$1,280	$1,540	$1,840	$2,030
13459	$1,100	$1,280	$1,540	$1,840	$2,030

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

HUD income limits for Schenectady County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $123,100 (FY2025: $116,100, +6.0%). 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%)	$25,900 +6.1%	$29,600 +6.1%	$33,300 +6.1%	$36,950 +6.0%	$39,950 +6.1%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$43,100 +6.0%	$49,250 +6.0%	$55,400 +6.0%	$61,550 +6.0%	$66,500 +6.1%	$71,400 +6.0%	$76,350 +6.0%	$81,250 +6.0%
Low income (80%)	$68,950 +6.0%	$78,800 +6.0%	$88,650 +6.0%	$98,500 +6.0%	$106,400 +6.0%	$114,300 +6.0%	$122,150 +6.0%	$130,050 +6.0%

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.