FY2027 Small Area FMR · Atlantic Beach, NY

ZIP 11509 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 11509 (Atlantic Beach, NY) is $2,760 a month, down 9.8% from FY2026. That is 3% above the Nassau-Suffolk, NY area-wide FMR of $2,689.

2-bedroom SAFMR$2,760per month ▼ 9.8%

Area-wide 2 BR FMR$2,689Nassau-Suffolk, NY

Rank in the area84thof 190 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,484

2 BR Small Area FMR$2,760

110% of SAFMR$3,036

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

Studio$1,970▼ 9.6%

1 BR$2,390▼ 9.8%

2 BR$2,760▼ 9.8%

3 BR$3,570▼ 9.8%

4 BR$3,820▼ 9.9%

FY2027 FY2026

Where 11509 sits in the Nassau-Suffolk, NY area

Of the 190 ZIP codes HUD lists for the area, 11509 has the 84th highest two-bedroom Small Area FMR. Nassau-Suffolk, 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 $2,689 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,760 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	$1,970	$1,773 – $2,167	$1,964	$2,180
1 bedroom	$2,390	$2,151 – $2,629	$2,285	$2,650
2 bedrooms	$2,760	$2,484 – $3,036	$2,689	$3,060
3 bedrooms	$3,570	$3,213 – $3,927	$3,458	$3,960
4 bedrooms	$3,820	$3,438 – $4,202	$3,671	$4,240

A household renting a two-bedroom home at the Small Area FMR of $2,760 needs about $110,400 a year to keep housing costs at 30% of income. The area median family income is $164,300 and the 80% low-income limit for four people is $128,100. ZIP code 11509 lies mainly in Nassau County. See the Nassau-Suffolk, NY metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
11559	Lawrence	1.3 mi	$2,620
11691	Far Rockaway	2.0 mi	$3,010
11516	Cedarhurst	2.6 mi	$2,600
11096	Inwood	2.7 mi	$2,480
11598	Woodmere	3.1 mi	$3,080
11692	Arverne	3.4 mi	$2,620

Questions

What is the Fair Market Rent for ZIP code 11509?

HUD's FY2027 Small Area Fair Market Rents for 11509 are $1,970 (studio), $2,390 (1 BR), $2,760 (2 BR), $3,570 (3 BR) and $3,820 (4 BR) a month.

What is the Section 8 payment standard in 11509?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 11509 that range is $2,484 to $3,036 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 11509?

The FY2026 income limits of the Nassau-Suffolk, NY area apply: median family income $164,300, low-income (80%) limit $128,100 for a family of four.