FY2026 Fair Market Rents — Franklin County, NY
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$720
1BR
$862
2BR
$1,044
3BR
$1,299
4BR
$1,489
Hours/week at min wage
49 hrs
to afford the 2BR FMR @ $16.50/hr (NY)
YoY change (2BR)
+6.2%
+$61 vs FY2025 · 5-yr +34.7%
Voucher payment standard
$940–$1,148
PHAs set HCV payment at 90–110% of the 2BR FMR
Franklin County, NY
Non-Metropolitan area · NY · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $720 | $8,640 |
| 1-Bedroom | $862 | $10,344 |
| 2-Bedroom | $1,044 | $12,528 |
| 3-Bedroom | $1,299 | $15,588 |
| 4-Bedroom | $1,489 | $17,868 |
Recent 2-Bedroom FMR Trend
FY2020 $744 → FY2026 $1,044
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $720 | $862 | $1,044 | $1,299 | $1,489 |
| FY2025 | $674 | $824 | $983 | $1,239 | $1,430 |
| FY2024 | $613 | $763 | $905 | $1,151 | $1,310 |
| FY2023 | $552 | $710 | $826 | $1,048 | $1,152 |
| FY2022 | $518 | $679 | $780 | $1,016 | $1,058 |
| FY2021 | $532 | $680 | $775 | $1,041 | $1,051 |
| FY2020 | $533 | $652 | $744 | $993 | $1,008 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $82,200
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $18,900 | $21,640 | $27,320 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $31,500 | $36,000 | $40,500 | $44,950 | $48,550 | $52,150 |
| 80% AMI (Low) | $50,350 | $57,550 | $64,750 | $71,900 | $77,700 | $83,450 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$12,528/yr
FMR as % of Area Median Income
15.2% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$41,760/yr
$3,480/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $719 | $822 | $924 | $1,109 | $1,191 |
| 60% AMI Maximum | $863 | $986 | $1,109 | $1,331 | $1,430 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $720 | $862 | $1,044 | $1,299 | $1,335 |
| Low HOME Rent | $787 | $900 | $1,012 | $1,123 | $1,213 |
Compare Franklin County, NY With Other NY Metros
vs. Albany-Schenectady-Troy, NY MSA
vs. Binghamton, NY MSA
vs. Buffalo-Cheektowaga-Niagara Falls, NY MSA
vs. Elmira, NY MSA
vs. Glens Falls, NY MSA