FY2027 Small Area FMR · Water Mill, NY

ZIP 11976 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 11976 (Water Mill, NY) is $2,920 a month, down 3.6% from FY2026. That is 9% above the Nassau-Suffolk, NY area-wide FMR of $2,689.

2-bedroom SAFMR$2,920per month ▼ 3.6%

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

Rank in the area62ndof 190 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,628

2 BR Small Area FMR$2,920

110% of SAFMR$3,212

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

Studio$2,130▼ 3.2%

1 BR$2,490▼ 5.3%

2 BR$2,920▼ 3.6%

3 BR$3,760▼ 4.6%

4 BR$4,000▼ 3.8%

FY2027 FY2026

Where 11976 sits in the Nassau-Suffolk, NY area

Of the 190 ZIP codes HUD lists for the area, 11976 has the 62nd 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 $2,920 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	$2,130	$1,917 – $2,343	$1,964	$2,200
1 bedroom	$2,490	$2,241 – $2,739	$2,285	$2,630
2 bedrooms	$2,920	$2,628 – $3,212	$2,689	$3,030
3 bedrooms	$3,760	$3,384 – $4,136	$3,458	$3,940
4 bedrooms	$4,000	$3,600 – $4,400	$3,671	$4,160

A household renting a two-bedroom home at the Small Area FMR of $2,920 needs about $116,800 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 11976 lies mainly in Suffolk 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
11932	Bridgehampton	2.4 mi	$2,670
11968	Southampton	3.6 mi	$2,620
11962	Sagaponack	4.3 mi	$2,670
11963	Sag Harbor	5.2 mi	$3,660
11975	Wainscott	5.7 mi	$3,470
11956	New Suffolk	6.6 mi	$2,570

Questions

What is the Fair Market Rent for ZIP code 11976?

HUD's FY2027 Small Area Fair Market Rents for 11976 are $2,130 (studio), $2,490 (1 BR), $2,920 (2 BR), $3,760 (3 BR) and $4,000 (4 BR) a month.

What is the Section 8 payment standard in 11976?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 11976 that range is $2,628 to $3,212 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 11976?

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.