FY2027 Small Area FMR · Lake Clear, NY

ZIP 12945 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12945 (Lake Clear, NY) is $1,030 a month, down 2.8% from FY2026. That is 2% above the Franklin County, NY area-wide FMR of $1,014.

2-bedroom SAFMR$1,030per month ▼ 2.8%

Area-wide 2 BR FMR$1,014Franklin County, NY

Rank in the area13thof 28 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$927

2 BR Small Area FMR$1,030

110% of SAFMR$1,133

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

Studio$730▼ 2.7%

1 BR$860▲ 1.2%

2 BR$1,030▼ 2.8%

3 BR$1,240▼ 5.3%

4 BR$1,450▼ 3.3%

FY2027 FY2026

Where 12945 sits in the Franklin County, NY area

Of the 28 ZIP codes HUD lists for the area, 12945 has the 13th highest two-bedroom Small Area FMR. Franklin 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 $1,014 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,030 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	$730	$657 – $803	$706	$750
1 bedroom	$860	$774 – $946	$860	$850
2 bedrooms	$1,030	$927 – $1,133	$1,014	$1,060
3 bedrooms	$1,240	$1,116 – $1,364	$1,209	$1,310
4 bedrooms	$1,450	$1,305 – $1,595	$1,415	$1,500

A household renting a two-bedroom home at the Small Area FMR of $1,030 needs about $41,200 a year to keep housing costs at 30% of income. The area median family income is $82,200 and the 80% low-income limit for four people is $71,900. ZIP code 12945 lies mainly in Franklin County. See the Franklin County, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12983	Saranac Lake	4.6 mi	$1,070
12977	Ray Brook	8.6 mi	$1,150
12939	Gabriels	9.4 mi	$1,010
12946	Lake Placid	11.9 mi	$1,290
12970	Paul Smiths	12.1 mi	$1,020
12986	Tupper Lake	12.8 mi	$1,010

Questions

What is the Fair Market Rent for ZIP code 12945?

HUD's FY2027 Small Area Fair Market Rents for 12945 are $730 (studio), $860 (1 BR), $1,030 (2 BR), $1,240 (3 BR) and $1,450 (4 BR) a month.

What is the Section 8 payment standard in 12945?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12945 that range is $927 to $1,133 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12945?

The FY2026 income limits of the Franklin County, NY area apply: median family income $82,200, low-income (80%) limit $71,900 for a family of four.