FY2027 Small Area FMR · Spencertown, NY

ZIP 12165 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12165 (Spencertown, NY) is $1,300 a month, up 3.2% from FY2026. That is 14% below the Columbia County, NY area-wide FMR of $1,503.

2-bedroom SAFMR$1,300per month ▲ 3.2%

Area-wide 2 BR FMR$1,503Columbia County, NY

Rank in the area39thof 41 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,170

2 BR Small Area FMR$1,300

110% of SAFMR$1,430

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

Studio$1,130▲ 2.7%

1 BR$1,140▲ 2.7%

2 BR$1,300▲ 3.2%

3 BR$1,560▲ 2.6%

4 BR$1,710▲ 2.4%

FY2027 FY2026

Where 12165 sits in the Columbia County, NY area

Of the 41 ZIP codes HUD lists for the area, 12165 has the 39th highest two-bedroom Small Area FMR. Columbia 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 $1,503 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,300 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	$1,130	$1,017 – $1,243	$1,259	$1,100
1 bedroom	$1,140	$1,026 – $1,254	$1,300	$1,110
2 bedrooms	$1,300	$1,170 – $1,430	$1,503	$1,260
3 bedrooms	$1,560	$1,404 – $1,716	$1,837	$1,520
4 bedrooms	$1,710	$1,539 – $1,881	$1,975	$1,670

A household renting a two-bedroom home at the Small Area FMR of $1,300 needs about $52,000 a year to keep housing costs at 30% of income. The area median family income is $116,800 and the 80% low-income limit for four people is $93,450. ZIP code 12165 lies mainly in Columbia County. See the Columbia County, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12017	Austerlitz	2.7 mi	$1,640
12037	Chatham	4.2 mi	$1,300
01266	West Stockbridge	5.9 mi	$2,350
12075	Ghent	6.6 mi	$1,610
01236	Housatonic	7.0 mi	$2,070
12060	East Chatham	7.2 mi	$2,250

Questions

What is the Fair Market Rent for ZIP code 12165?

HUD's FY2027 Small Area Fair Market Rents for 12165 are $1,130 (studio), $1,140 (1 BR), $1,300 (2 BR), $1,560 (3 BR) and $1,710 (4 BR) a month.

What is the Section 8 payment standard in 12165?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12165 that range is $1,170 to $1,430 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12165?

The FY2026 income limits of the Columbia County, NY area apply: median family income $116,800, low-income (80%) limit $93,450 for a family of four.