FY2027 Small Area FMR · Valley Cottage, NY

ZIP 10989 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 10989 (Valley Cottage, NY) is $3,270 a month, down 5.5% from FY2026. That is 10% above the New York, NY area-wide FMR of $2,971.

2-bedroom SAFMR$3,270per month ▼ 5.5%

Area-wide 2 BR FMR$2,971New York, NY

Rank in the area209thof 410 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,943

2 BR Small Area FMR$3,270

110% of SAFMR$3,597

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$2,850▼ 5.3%

1 BR$3,000▼ 5.1%

2 BR$3,270▼ 5.5%

3 BR$4,140▼ 4.4%

4 BR$4,540▼ 3.6%

FY2027 FY2026

Where 10989 sits in the New York, NY area

Of the 410 ZIP codes HUD lists for the area, 10989 has the 209th highest two-bedroom Small Area FMR. New York, NY is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $2,971 for two bedrooms; an agency that opts in to Small Area FMRs would use $3,270 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$2,850	$2,565 – $3,135	$2,593	$3,010
1 bedroom	$3,000	$2,700 – $3,300	$2,729	$3,160
2 bedrooms	$3,270	$2,943 – $3,597	$2,971	$3,460
3 bedrooms	$4,140	$3,726 – $4,554	$3,760	$4,330
4 bedrooms	$4,540	$4,086 – $4,994	$4,121	$4,710

A household renting a two-bedroom home at the Small Area FMR of $3,270 needs about $130,800 a year to keep housing costs at 30% of income. The area median family income is $104,300 and the 80% low-income limit for four people is $135,700. ZIP code 10989 lies mainly in Rockland County. See the New York, NY metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
10960	Nyack	2.2 mi	$3,370
10920	Congers	2.3 mi	$3,410
10994	West Nyack	2.5 mi	$2,620
10956	New City	3.7 mi	$3,290
10913	Blauvelt	3.9 mi	$3,900
10954	Nanuet	4.3 mi	$3,570

Questions

What is the Fair Market Rent for ZIP code 10989?

HUD's FY2027 Small Area Fair Market Rents for 10989 are $2,850 (studio), $3,000 (1 BR), $3,270 (2 BR), $4,140 (3 BR) and $4,540 (4 BR) a month.

What is the Section 8 payment standard in 10989?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 10989 that range is $2,943 to $3,597 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 10989?

The FY2026 income limits of the New York, NY area apply: median family income $104,300, low-income (80%) limit $135,700 for a family of four.