FY2027 Small Area FMR · Tillson, NY

ZIP 12486 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12486 (Tillson, NY) is $2,150 a month, down 9.7% from FY2026. That is 14% above the Kingston, NY area-wide FMR of $1,878.

2-bedroom SAFMR$2,150per month ▼ 9.7%

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

Rank in the area14thof 69 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,935

2 BR Small Area FMR$2,150

110% of SAFMR$2,365

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

Studio$1,540▼ 9.9%

1 BR$1,630▼ 9.9%

2 BR$2,150▼ 9.7%

3 BR$2,650▼ 9.9%

4 BR$2,840▼ 9.8%

FY2027 FY2026

Where 12486 sits in the Kingston, NY area

Of the 69 ZIP codes HUD lists for the area, 12486 has the 14th 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 $2,150 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	$1,540	$1,386 – $1,694	$1,308	$1,710
1 bedroom	$1,630	$1,467 – $1,793	$1,436	$1,810
2 bedrooms	$2,150	$1,935 – $2,365	$1,878	$2,380
3 bedrooms	$2,650	$2,385 – $2,915	$2,282	$2,940
4 bedrooms	$2,840	$2,556 – $3,124	$2,468	$3,150

A household renting a two-bedroom home at the Small Area FMR of $2,150 needs about $86,000 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 12486 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
12472	Rosendale	1.3 mi	$1,640
12471	Rifton	1.6 mi	$2,070
12419	Cottekill	2.8 mi	$1,960
12411	Bloomington	3.2 mi	$1,890
12429	Esopus	4.0 mi	$2,000
12487	Ulster Park	4.2 mi	$2,000

Questions

What is the Fair Market Rent for ZIP code 12486?

HUD's FY2027 Small Area Fair Market Rents for 12486 are $1,540 (studio), $1,630 (1 BR), $2,150 (2 BR), $2,650 (3 BR) and $2,840 (4 BR) a month.

What is the Section 8 payment standard in 12486?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12486 that range is $1,935 to $2,365 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12486?

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.