FY2027 Small Area FMR · Windham, NY
ZIP 12496 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12496 (Windham, NY) is $1,240 a month, down 9.5% from FY2026. That is 8% below the Greene County, NY area-wide FMR of $1,354.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 12496 sits in the Greene County, NY area
Of the 43 ZIP codes HUD lists for the area, 12496 has the 37th highest two-bedroom Small Area FMR. Greene 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 $1,354 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,240 for this ZIP code instead.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $910 | $819 – $1,001 | $961 | $1,010 |
| 1 bedroom | $1,010 | $909 – $1,111 | $1,095 | $1,120 |
| 2 bedrooms | $1,240 | $1,116 – $1,364 | $1,354 | $1,370 |
| 3 bedrooms | $1,640 | $1,476 – $1,804 | $1,768 | $1,810 |
| 4 bedrooms | $1,870 | $1,683 – $2,057 | $2,106 | $2,070 |
A household renting a two-bedroom home at the Small Area FMR of $1,240 needs about $49,600 a year to keep housing costs at 30% of income. The area median family income is $106,500 and the 80% low-income limit for four people is $85,200. ZIP code 12496 lies mainly in Greene County. See the Greene County, NY county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 12496?
HUD's FY2027 Small Area Fair Market Rents for 12496 are $910 (studio), $1,010 (1 BR), $1,240 (2 BR), $1,640 (3 BR) and $1,870 (4 BR) a month.
What is the Section 8 payment standard in 12496?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12496 that range is $1,116 to $1,364 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 12496?
The FY2026 income limits of the Greene County, NY area apply: median family income $106,500, low-income (80%) limit $85,200 for a family of four.