FY2027 Small Area FMR · White Lake, NY

ZIP 12786 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12786 (White Lake, NY) is $1,330 a month, down 1.5% from FY2026. That is 2% above the Sullivan County, NY area-wide FMR of $1,299.

2-bedroom SAFMR$1,330per month ▼ 1.5%

Area-wide 2 BR FMR$1,299Sullivan County, NY

Rank in the area37thof 63 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,197

2 BR Small Area FMR$1,330

110% of SAFMR$1,463

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

Studio$1,030■ 0.0%

1 BR$1,070▼ 3.6%

2 BR$1,330▼ 1.5%

3 BR$1,840▼ 1.6%

4 BR$1,870▼ 4.6%

FY2027 FY2026

Where 12786 sits in the Sullivan County, NY area

Of the 63 ZIP codes HUD lists for the area, 12786 has the 37th highest two-bedroom Small Area FMR. Sullivan 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 $1,299 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,330 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	$1,030	$927 – $1,133	$1,005	$1,030
1 bedroom	$1,070	$963 – $1,177	$1,039	$1,110
2 bedrooms	$1,330	$1,197 – $1,463	$1,299	$1,350
3 bedrooms	$1,840	$1,656 – $2,024	$1,799	$1,870
4 bedrooms	$1,870	$1,683 – $2,057	$1,824	$1,960

A household renting a two-bedroom home at the Small Area FMR of $1,330 needs about $53,200 a year to keep housing costs at 30% of income. The area median family income is $84,200 and the 80% low-income limit for four people is $74,150. ZIP code 12786 lies mainly in Sullivan County. See the Sullivan County, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12778	Smallwood	2.1 mi	$1,300
12720	Bethel	2.6 mi	$1,360
12762	Mongaup Valley	3.7 mi	$1,310
12749	Kauneonga Lake	4.0 mi	$1,460
12732	Eldred	5.9 mi	$1,270
12743	Highland Lake	6.4 mi	$1,390

Questions

What is the Fair Market Rent for ZIP code 12786?

HUD's FY2027 Small Area Fair Market Rents for 12786 are $1,030 (studio), $1,070 (1 BR), $1,330 (2 BR), $1,840 (3 BR) and $1,870 (4 BR) a month.

What is the Section 8 payment standard in 12786?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12786 that range is $1,197 to $1,463 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12786?

The FY2026 income limits of the Sullivan County, NY area apply: median family income $84,200, low-income (80%) limit $74,150 for a family of four.