FY2027 Small Area FMR · Locust Valley, NY

ZIP 11560 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 11560 (Locust Valley, NY) is $3,140 a month, up 7.5% from FY2026. That is 17% above the Nassau-Suffolk, NY area-wide FMR of $2,689.

2-bedroom SAFMR$3,140per month ▲ 7.5%

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

Rank in the area34thof 190 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,826

2 BR Small Area FMR$3,140

110% of SAFMR$3,454

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

Studio$2,290▲ 8.0%

1 BR$2,670▲ 5.5%

2 BR$3,140▲ 7.5%

3 BR$4,040▲ 6.6%

4 BR$4,290▲ 7.0%

FY2027 FY2026

Where 11560 sits in the Nassau-Suffolk, NY area

Of the 190 ZIP codes HUD lists for the area, 11560 has the 34th 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 $3,140 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	$2,290	$2,061 – $2,519	$1,964	$2,120
1 bedroom	$2,670	$2,403 – $2,937	$2,285	$2,530
2 bedrooms	$3,140	$2,826 – $3,454	$2,689	$2,920
3 bedrooms	$4,040	$3,636 – $4,444	$3,458	$3,790
4 bedrooms	$4,290	$3,861 – $4,719	$3,671	$4,010

A household renting a two-bedroom home at the Small Area FMR of $3,140 needs about $125,600 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 11560 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
11765	Mill Neck	1.6 mi	$2,760
11542	Glen Cove	2.2 mi	$2,840
11709	Bayville	2.4 mi	$2,480
11771	Oyster Bay	3.4 mi	$2,480
11732	East Norwich	3.7 mi	$3,500
11545	Glen Head	3.8 mi	$2,660

Questions

What is the Fair Market Rent for ZIP code 11560?

HUD's FY2027 Small Area Fair Market Rents for 11560 are $2,290 (studio), $2,670 (1 BR), $3,140 (2 BR), $4,040 (3 BR) and $4,290 (4 BR) a month.

What is the Section 8 payment standard in 11560?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 11560 that range is $2,826 to $3,454 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 11560?

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.