FY2027 Small Area FMR · Speculator, NY

ZIP 12164 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12164 (Speculator, NY) is $1,570 a month, down 4.8% from FY2026. That is 22% above the Hamilton County, NY area-wide FMR of $1,287.

2-bedroom SAFMR$1,570per month ▼ 4.8%

Area-wide 2 BR FMR$1,287Hamilton County, NY

Rank in the area1stof 14 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,413

2 BR Small Area FMR$1,570

110% of SAFMR$1,727

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

Studio$1,150▼ 7.3%

1 BR$1,200▼ 4.8%

2 BR$1,570▼ 4.8%

3 BR$1,870▼ 5.6%

4 BR$2,060▼ 5.5%

FY2027 FY2026

Where 12164 sits in the Hamilton County, NY area

Of the 14 ZIP codes HUD lists for the area, 12164 has the 1st highest two-bedroom Small Area FMR. Hamilton County, 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 $1,287 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,570 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	$1,150	$1,035 – $1,265	$968	$1,240
1 bedroom	$1,200	$1,080 – $1,320	$982	$1,260
2 bedrooms	$1,570	$1,413 – $1,727	$1,287	$1,650
3 bedrooms	$1,870	$1,683 – $2,057	$1,542	$1,980
4 bedrooms	$2,060	$1,854 – $2,266	$1,703	$2,180

A household renting a two-bedroom home at the Small Area FMR of $1,570 needs about $62,800 a year to keep housing costs at 30% of income. The area median family income is $94,200 and the 80% low-income limit for four people is $75,350. ZIP code 12164 lies mainly in Hamilton County. See the Hamilton County, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12108	Lake Pleasant	4.8 mi	$1,290
12190	Wells	7.8 mi	$1,290
12864	Sabael	10.8 mi	$1,290
12842	Indian Lake	11.2 mi	$1,290
12856	North River	12.3 mi	$1,220
12139	Piseco	12.3 mi	$1,290

Questions

What is the Fair Market Rent for ZIP code 12164?

HUD's FY2027 Small Area Fair Market Rents for 12164 are $1,150 (studio), $1,200 (1 BR), $1,570 (2 BR), $1,870 (3 BR) and $2,060 (4 BR) a month.

What is the Section 8 payment standard in 12164?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12164 that range is $1,413 to $1,727 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12164?

The FY2026 income limits of the Hamilton County, NY area apply: median family income $94,200, low-income (80%) limit $75,350 for a family of four.