FY2027 Small Area FMR · Bearsville, NY

ZIP 12409 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12409 (Bearsville, NY) is $1,880 a month, down 7.4% from FY2026. That is 0% equal to the Kingston, NY area-wide FMR of $1,878.

2-bedroom SAFMR$1,880per month ▼ 7.4%

Area-wide 2 BR FMR$1,878Kingston, NY

Rank in the area29thof 69 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,692

2 BR Small Area FMR$1,880

110% of SAFMR$2,068

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

Studio$1,320▼ 9.6%

1 BR$1,440▼ 7.1%

2 BR$1,880▼ 7.4%

3 BR$2,280▼ 9.2%

4 BR$2,470▼ 8.2%

FY2027 FY2026

Where 12409 sits in the Kingston, NY area

Of the 69 ZIP codes HUD lists for the area, 12409 has the 29th highest two-bedroom Small Area FMR. Kingston, 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 $1,878 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,880 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	$1,320	$1,188 – $1,452	$1,308	$1,460
1 bedroom	$1,440	$1,296 – $1,584	$1,436	$1,550
2 bedrooms	$1,880	$1,692 – $2,068	$1,878	$2,030
3 bedrooms	$2,280	$2,052 – $2,508	$2,282	$2,510
4 bedrooms	$2,470	$2,223 – $2,717	$2,468	$2,690

A household renting a two-bedroom home at the Small Area FMR of $1,880 needs about $75,200 a year to keep housing costs at 30% of income. The area median family income is $117,300 and the 80% low-income limit for four people is $93,850. ZIP code 12409 lies mainly in Ulster County. See the Kingston, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12433	Glenford	3.0 mi	$2,370
12448	Lake Hill	3.4 mi	$1,880
12457	Mount Tremper	3.7 mi	$2,050
12498	Woodstock	3.7 mi	$2,300
12495	Willow	4.3 mi	$1,880
12481	Shokan	4.4 mi	$2,820

Questions

What is the Fair Market Rent for ZIP code 12409?

HUD's FY2027 Small Area Fair Market Rents for 12409 are $1,320 (studio), $1,440 (1 BR), $1,880 (2 BR), $2,280 (3 BR) and $2,470 (4 BR) a month.

What is the Section 8 payment standard in 12409?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12409 that range is $1,692 to $2,068 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12409?

The FY2026 income limits of the Kingston, NY area apply: median family income $117,300, low-income (80%) limit $93,850 for a family of four.