FY2027 Small Area FMR · Beacon, NY

ZIP 12508 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12508 (Beacon, NY) is $2,310 a month, up 7.4% from FY2026. That is 8% above the Kiryas Joel-Poughkeepsie-Newburgh, NY area-wide FMR of $2,131.

2-bedroom SAFMR$2,310per month ▲ 7.4%

Area-wide 2 BR FMR$2,131Kiryas Joel-Poughkeepsie-New

Rank in the area28thof 100 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,079

2 BR Small Area FMR$2,310

110% of SAFMR$2,541

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

Studio$1,610▲ 8.8%

1 BR$1,800▲ 7.1%

2 BR$2,310▲ 7.4%

3 BR$2,910▲ 6.6%

4 BR$3,060▲ 4.4%

FY2027 FY2026

Where 12508 sits in the Kiryas Joel-Poughkeepsie-Newburgh, NY area

Of the 100 ZIP codes HUD lists for the area, 12508 has the 28th highest two-bedroom Small Area FMR. Kiryas Joel-Poughkeepsie-Newburgh, 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 $2,131 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,310 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	$1,610	$1,449 – $1,771	$1,484	$1,480
1 bedroom	$1,800	$1,620 – $1,980	$1,659	$1,680
2 bedrooms	$2,310	$2,079 – $2,541	$2,131	$2,150
3 bedrooms	$2,910	$2,619 – $3,201	$2,685	$2,730
4 bedrooms	$3,060	$2,754 – $3,366	$2,824	$2,930

A household renting a two-bedroom home at the Small Area FMR of $2,310 needs about $92,400 a year to keep housing costs at 30% of income. The area median family income is $125,900 and the 80% low-income limit for four people is $100,700. ZIP code 12508 lies mainly in Dutchess County. See the Kiryas Joel-Poughkeepsie-Newburgh, NY metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12527	Glenham	1.9 mi	$2,320
12512	Chelsea	3.7 mi	$2,250
12524	Fishkill	4.1 mi	$2,620
10516	Cold Spring	4.7 mi	$2,800
12520	Cornwall On Hudson	5.2 mi	$1,920
12550	Newburgh	6.1 mi	$2,040

Questions

What is the Fair Market Rent for ZIP code 12508?

HUD's FY2027 Small Area Fair Market Rents for 12508 are $1,610 (studio), $1,800 (1 BR), $2,310 (2 BR), $2,910 (3 BR) and $3,060 (4 BR) a month.

What is the Section 8 payment standard in 12508?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12508 that range is $2,079 to $2,541 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12508?

The FY2026 income limits of the Kiryas Joel-Poughkeepsie-Newburgh, NY area apply: median family income $125,900, low-income (80%) limit $100,700 for a family of four.