Warren 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).

$1,3472-bedroom FMR, FY2027

$1,0731-bedroom FMR, FY2027

$76,00080% income limit, family of 4 (FY2026)

$94,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Warren County is $1,347 a month, down 0.1% from $1,348 in FY2026. Warren County belongs to the Glens Falls, 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 Warren County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,066	$1,041	+2.4%	$960 – $1,172
1 bedroom	$1,073	$1,066	+0.7%	$966 – $1,180
2 bedrooms	$1,347	$1,348	−0.1%	$1,213 – $1,481
3 bedrooms	$1,745	$1,742	+0.2%	$1,571 – $1,919
4 bedrooms	$1,770	$1,785	−0.8%	$1,593 – $1,947

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 Warren County that is typically $1,213 to $1,481 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?

$46,632median income of renter households

$1,105Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

48%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $46,632 can afford about $1,166 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,347 is $181 (15.5%) more than that. To rent a two-bedroom at the FMR, a household needs $53,880 a year under the 30% rule, or $48,492 under the common landlord rule that income must be three times the rent.

Warren County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,105 ±$30
Median income of renter households	$46,632 ±$7,120
Renters paying 30% or more of income (cost-burdened)	48.1% ±4.3
Renters paying 50% or more (severely cost-burdened)	24.7% ±3.6
Renter households (where the share can be computed)	7,791

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$929	$1,105	+18.9%
Median renter household income	$34,795	$46,632	+34.0%
Renters paying 30%+ of income	51.7%	48.1%	−3.6 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 $1,220 to $1,560 depending on the ZIP code.

All 53 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
12028	$1,100	$1,280	$1,540	$1,840	$2,030
12057	$1,100	$1,280	$1,540	$1,840	$2,030
12090	$1,100	$1,280	$1,540	$1,840	$2,030
12094	$1,100	$1,280	$1,540	$1,840	$2,030
12154	$1,100	$1,280	$1,540	$1,840	$2,030
12185	$1,100	$1,280	$1,540	$1,840	$2,030
12801	$1,060	$1,070	$1,340	$1,740	$1,760
12804	$1,240	$1,240	$1,560	$2,020	$2,050
12808	$970	$990	$1,270	$1,590	$1,730
12809	$1,010	$1,020	$1,280	$1,660	$1,680
12810	$990	$1,000	$1,260	$1,620	$1,660
12811	$1,110	$1,120	$1,400	$1,810	$1,840
12814	$970	$970	$1,220	$1,580	$1,610
12815	$1,000	$1,000	$1,260	$1,630	$1,660
12816	$1,020	$1,030	$1,290	$1,670	$1,700
12817	$940	$960	$1,220	$1,570	$1,610
12819	$1,120	$1,120	$1,410	$1,830	$1,850
12820	$1,140	$1,140	$1,440	$1,860	$1,890
12821	$940	$960	$1,220	$1,570	$1,610
12823	$980	$980	$1,230	$1,600	$1,620
12824	$1,000	$1,000	$1,260	$1,630	$1,650
12827	$1,050	$1,050	$1,320	$1,710	$1,730
12828	$1,150	$1,280	$1,540	$1,890	$2,030
12832	$940	$960	$1,220	$1,570	$1,610
12834	$1,130	$1,140	$1,430	$1,850	$1,880
12835	$1,100	$1,280	$1,540	$1,840	$2,030
12836	$940	$980	$1,220	$1,580	$1,620
12837	$1,170	$1,180	$1,480	$1,920	$1,950
12838	$1,120	$1,120	$1,410	$1,830	$1,850
12839	$1,050	$1,050	$1,320	$1,710	$1,730
12841	$1,060	$1,070	$1,340	$1,740	$1,760
12843	$1,110	$1,120	$1,400	$1,810	$1,840
12844	$1,050	$1,050	$1,320	$1,710	$1,730
12845	$1,040	$1,040	$1,310	$1,700	$1,720
12846	$940	$960	$1,220	$1,570	$1,610
12848	$1,010	$1,020	$1,280	$1,660	$1,680
12849	$940	$960	$1,220	$1,570	$1,610
12853	$960	$970	$1,220	$1,570	$1,610
12854	$940	$960	$1,220	$1,570	$1,610
12856	$940	$960	$1,220	$1,570	$1,610
12857	$940	$960	$1,220	$1,570	$1,610
12860	$940	$960	$1,220	$1,570	$1,620
12861	$960	$1,000	$1,290	$1,580	$1,860
12862	$940	$960	$1,220	$1,570	$1,610
12865	$970	$970	$1,220	$1,580	$1,610
12870	$940	$980	$1,280	$1,570	$1,780
12873	$1,040	$1,080	$1,320	$1,730	$1,830
12874	$940	$960	$1,220	$1,570	$1,610
12878	$990	$1,000	$1,250	$1,620	$1,640
12883	$940	$960	$1,220	$1,570	$1,610
12885	$1,000	$1,000	$1,260	$1,630	$1,660
12886	$960	$970	$1,220	$1,580	$1,620
12887	$980	$990	$1,240	$1,610	$1,630

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

HUD income limits for Warren County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $94,100 (FY2025: $100,000, −5.9%). 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%)	$19,950 −5.0%	$22,800 −5.0%	$27,320 +1.2%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$33,250 −5.0%	$38,000 −5.0%	$42,750 −5.0%	$47,500 −5.0%	$51,300 −5.0%	$55,100 −5.0%	$58,900 −5.0%	$62,700 −5.0%
Low income (80%)	$53,200 −5.0%	$60,800 −5.0%	$68,400 −5.0%	$76,000 −5.0%	$82,100 −5.0%	$88,200 −5.0%	$94,250 −5.0%	$100,350 −5.0%

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.