Tompkins 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).

$1,7092-bedroom FMR, FY2027

$1,4271-bedroom FMR, FY2027

$94,40080% income limit, family of 4 (FY2026)

$118,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Tompkins County is $1,709 a month, down 2.5% from $1,753 in FY2026. Tompkins County belongs to the Ithaca, 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 Tompkins County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,198	$1,263	−5.1%	$1,079 – $1,317
1 bedroom	$1,427	$1,466	−2.7%	$1,285 – $1,569
2 bedrooms	$1,709	$1,753	−2.5%	$1,539 – $1,879
3 bedrooms	$2,040	$2,102	−2.9%	$1,836 – $2,244
4 bedrooms	$2,631	$2,624	+0.3%	$2,368 – $2,894

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 Tompkins County that is typically $1,539 to $1,879 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?

$44,517median income of renter households

$1,411Median gross rent, all units

38%Rent-to-income ratio (median rent ÷ median renter income)

59%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $44,517 can afford about $1,113 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,709 is $596 (53.6%) more than that. To rent a two-bedroom at the FMR, a household needs $68,360 a year under the 30% rule, or $61,524 under the common landlord rule that income must be three times the rent.

Tompkins County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,411 ±$42
Median income of renter households	$44,517 ±$2,151
Renters paying 30% or more of income (cost-burdened)	58.6% ±5.1
Renters paying 50% or more (severely cost-burdened)	33.8% ±4.1
Renter households (where the share can be computed)	18,122

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,164	$1,411	+21.2%
Median renter household income	$32,406	$44,517	+37.4%
Renters paying 30%+ of income	60.6%	58.6%	−2.0 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 $1,580 to $1,950 depending on the ZIP code.

All 21 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
13045	$1,140	$1,320	$1,580	$1,900	$2,370
13053	$1,140	$1,320	$1,580	$1,900	$2,370
13062	$1,140	$1,320	$1,580	$1,900	$2,370
13068	$1,140	$1,320	$1,580	$1,900	$2,370
13073	$1,140	$1,320	$1,580	$1,900	$2,370
13081	$1,310	$1,320	$1,610	$2,140	$2,450
13092	$1,140	$1,320	$1,580	$1,900	$2,370
13102	$1,140	$1,320	$1,580	$1,900	$2,370
13736	$1,140	$1,320	$1,580	$1,900	$2,370
13864	$1,140	$1,320	$1,580	$1,900	$2,370
14817	$1,320	$1,530	$1,830	$2,200	$2,780
14850	$1,370	$1,630	$1,950	$2,330	$3,000
14851	$1,200	$1,430	$1,710	$2,040	$2,630
14852	$1,200	$1,430	$1,710	$2,040	$2,630
14853	$1,370	$1,630	$1,950	$2,330	$3,000
14854	$1,150	$1,350	$1,650	$1,990	$2,460
14867	$1,140	$1,320	$1,580	$1,900	$2,370
14881	$1,310	$1,550	$1,860	$2,230	$2,860
14882	$1,200	$1,410	$1,690	$2,020	$2,600
14883	$1,140	$1,320	$1,580	$1,900	$2,370
14886	$1,140	$1,320	$1,580	$1,900	$2,370

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

HUD income limits for Tompkins County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $118,000 (FY2025: $122,100, −3.4%). 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%)	$24,800 −2.0%	$28,350 −1.9%	$31,900 −1.8%	$35,400 −1.9%	$38,680 −0.8%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$41,300 −2.0%	$47,200 −2.0%	$53,100 −1.9%	$59,000 −1.9%	$63,750 −1.9%	$68,450 −1.9%	$73,200 −1.9%	$77,900 −1.9%
Low income (80%)	$66,100 −1.9%	$75,550 −1.9%	$85,000 −1.9%	$94,400 −1.9%	$102,000 −1.9%	$109,550 −1.9%	$117,100 −1.9%	$124,650 −1.9%

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.