FY2027 Small Area FMR · Essex, NY

ZIP 12936 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12936 (Essex, NY) is $1,580 a month, down 9.7% from FY2026. That is 35% above the Essex County, NY area-wide FMR of $1,171.

2-bedroom SAFMR$1,580per month ▼ 9.7%

Area-wide 2 BR FMR$1,171Essex County, NY

Rank in the area2ndof 39 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,422

2 BR Small Area FMR$1,580

110% of SAFMR$1,738

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

Studio$1,190▼ 9.8%

1 BR$1,200▼ 9.8%

2 BR$1,580▼ 9.7%

3 BR$1,940▼ 9.8%

4 BR$2,190▼ 9.9%

FY2027 FY2026

Where 12936 sits in the Essex County, NY area

Of the 39 ZIP codes HUD lists for the area, 12936 has the 2nd highest two-bedroom Small Area FMR. Essex 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 $1,171 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,580 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	$1,190	$1,071 – $1,309	$858	$1,320
1 bedroom	$1,200	$1,080 – $1,320	$895	$1,330
2 bedrooms	$1,580	$1,422 – $1,738	$1,171	$1,750
3 bedrooms	$1,940	$1,746 – $2,134	$1,425	$2,150
4 bedrooms	$2,190	$1,971 – $2,409	$1,631	$2,430

A household renting a two-bedroom home at the Small Area FMR of $1,580 needs about $63,200 a year to keep housing costs at 30% of income. The area median family income is $94,200 and the 80% low-income limit for four people is $75,350. ZIP code 12936 lies mainly in Essex County. See the Essex County, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12996	Willsboro	5.4 mi	$1,070
12993	Westport	6.3 mi	$1,160
05456	Ferrisburgh	8.5 mi	$1,930
05445	Charlotte	9.1 mi	$2,020
12950	Lewis	9.2 mi	$1,440
05473	North Ferrisburgh	10.7 mi	$2,110

Questions

What is the Fair Market Rent for ZIP code 12936?

HUD's FY2027 Small Area Fair Market Rents for 12936 are $1,190 (studio), $1,200 (1 BR), $1,580 (2 BR), $1,940 (3 BR) and $2,190 (4 BR) a month.

What is the Section 8 payment standard in 12936?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12936 that range is $1,422 to $1,738 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12936?

The FY2026 income limits of the Essex County, NY area apply: median family income $94,200, low-income (80%) limit $75,350 for a family of four.