FY2027 Small Area FMR · Ancram, NY

ZIP 12502 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12502 (Ancram, NY) is $1,340 a month, down 5.6% from FY2026. That is 11% below the Columbia County, NY area-wide FMR of $1,503.

2-bedroom SAFMR$1,340per month ▼ 5.6%

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

Rank in the area38thof 41 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,206

2 BR Small Area FMR$1,340

110% of SAFMR$1,474

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

Studio$1,130▼ 8.9%

1 BR$1,160▼ 7.2%

2 BR$1,340▼ 5.6%

3 BR$1,640▼ 4.1%

4 BR$1,760▼ 6.4%

FY2027 FY2026

Where 12502 sits in the Columbia County, NY area

Of the 41 ZIP codes HUD lists for the area, 12502 has the 38th 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 $1,340 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	$1,240
1 bedroom	$1,160	$1,044 – $1,276	$1,300	$1,250
2 bedrooms	$1,340	$1,206 – $1,474	$1,503	$1,420
3 bedrooms	$1,640	$1,476 – $1,804	$1,837	$1,710
4 bedrooms	$1,760	$1,584 – $1,936	$1,975	$1,880

A household renting a two-bedroom home at the Small Area FMR of $1,340 needs about $53,600 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 12502 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
12523	Elizaville	4.9 mi	$1,440
12516	Copake	5.5 mi	$1,400
12503	Ancramdale	5.6 mi	$1,460
12521	Craryville	5.9 mi	$2,040
12567	Pine Plains	7.0 mi	$2,000
12517	Copake Falls	8.3 mi	$1,390

Questions

What is the Fair Market Rent for ZIP code 12502?

HUD's FY2027 Small Area Fair Market Rents for 12502 are $1,130 (studio), $1,160 (1 BR), $1,340 (2 BR), $1,640 (3 BR) and $1,760 (4 BR) a month.

What is the Section 8 payment standard in 12502?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12502 that range is $1,206 to $1,474 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12502?

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.