FY2027 Small Area FMR · Mill Neck, NY

ZIP 11765 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 11765 (Mill Neck, 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$2,010▼ 3.4%

1 BR$2,350▼ 10.0%

2 BR$2,760▼ 9.8%

3 BR$3,570▼ 9.8%

4 BR$3,870▼ 9.8%

FY2027 FY2026

Where 11765 sits in the Nassau-Suffolk, NY area

Of the 190 ZIP codes HUD lists for the area, 11765 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	$2,010	$1,809 – $2,211	$1,964	$2,080
1 bedroom	$2,350	$2,115 – $2,585	$2,285	$2,610
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	$3,870	$3,483 – $4,257	$3,671	$4,290

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 11765 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
11560	Locust Valley	1.6 mi	$3,140
11709	Bayville	1.7 mi	$2,480
11771	Oyster Bay	1.9 mi	$2,480
11732	East Norwich	2.8 mi	$3,500
11542	Glen Cove	3.7 mi	$2,840
11545	Glen Head	4.2 mi	$2,660

Questions

What is the Fair Market Rent for ZIP code 11765?

HUD's FY2027 Small Area Fair Market Rents for 11765 are $2,010 (studio), $2,350 (1 BR), $2,760 (2 BR), $3,570 (3 BR) and $3,870 (4 BR) a month.

What is the Section 8 payment standard in 11765?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 11765 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 11765?

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.