FY2027 Small Area FMR · Halcottsville, NY

ZIP 12438 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12438 (Halcottsville, NY) is $1,020 a month, down 1.0% from FY2026. That is 0% equal to the Delaware County, NY area-wide FMR of $1,017.

2-bedroom SAFMR$1,020per month ▼ 1.0%

Area-wide 2 BR FMR$1,017Delaware County, NY

Rank in the area39thof 47 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$918

2 BR Small Area FMR$1,020

110% of SAFMR$1,122

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

Studio$740▼ 8.6%

1 BR$860▼ 2.3%

2 BR$1,020▼ 1.0%

3 BR$1,410▼ 1.4%

4 BR$1,450▼ 2.7%

FY2027 FY2026

Where 12438 sits in the Delaware County, NY area

Of the 47 ZIP codes HUD lists for the area, 12438 has the 39th highest two-bedroom Small Area FMR. Delaware 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 $1,017 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,020 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	$740	$666 – $814	$732	$810
1 bedroom	$860	$774 – $946	$858	$880
2 bedrooms	$1,020	$918 – $1,122	$1,017	$1,030
3 bedrooms	$1,410	$1,269 – $1,551	$1,408	$1,430
4 bedrooms	$1,450	$1,305 – $1,595	$1,442	$1,490

A household renting a two-bedroom home at the Small Area FMR of $1,020 needs about $40,800 a year to keep housing costs at 30% of income. The area median family income is $83,200 and the 80% low-income limit for four people is $71,900. ZIP code 12438 lies mainly in Delaware County. See the Delaware County, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12421	Denver	4.2 mi	$1,050
12459	New Kingston	4.7 mi	$1,020
12430	Fleischmanns	5.0 mi	$1,240
12455	Margaretville	5.3 mi	$1,640
12441	Highmount	6.8 mi	$1,880
12465	Pine Hill	7.9 mi	$1,880

Questions

What is the Fair Market Rent for ZIP code 12438?

HUD's FY2027 Small Area Fair Market Rents for 12438 are $740 (studio), $860 (1 BR), $1,020 (2 BR), $1,410 (3 BR) and $1,450 (4 BR) a month.

What is the Section 8 payment standard in 12438?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12438 that range is $918 to $1,122 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12438?

The FY2026 income limits of the Delaware County, NY area apply: median family income $83,200, low-income (80%) limit $71,900 for a family of four.