FY2027 Small Area FMR · Nicholville, NY

ZIP 12965 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12965 (Nicholville, NY) is $1,130 a month, down 3.4% from FY2026. That is 9% above the St. Lawrence County, NY area-wide FMR of $1,041.

2-bedroom SAFMR$1,130per month ▼ 3.4%

Area-wide 2 BR FMR$1,041St. Lawrence County, NY

Rank in the area22ndof 55 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,017

2 BR Small Area FMR$1,130

110% of SAFMR$1,243

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

Studio$790▼ 2.5%

1 BR$860▼ 3.4%

2 BR$1,130▼ 3.4%

3 BR$1,350▼ 3.6%

4 BR$1,490▼ 3.9%

FY2027 FY2026

Where 12965 sits in the St. Lawrence County, NY area

Of the 55 ZIP codes HUD lists for the area, 12965 has the 22nd highest two-bedroom Small Area FMR. St. Lawrence 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 $1,041 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,130 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	$790	$711 – $869	$725	$810
1 bedroom	$860	$774 – $946	$796	$890
2 bedrooms	$1,130	$1,017 – $1,243	$1,041	$1,170
3 bedrooms	$1,350	$1,215 – $1,485	$1,246	$1,400
4 bedrooms	$1,490	$1,341 – $1,639	$1,368	$1,550

A household renting a two-bedroom home at the Small Area FMR of $1,130 needs about $45,200 a year to keep housing costs at 30% of income. The area median family income is $78,100 and the 80% low-income limit for four people is $71,900. ZIP code 12965 lies mainly in St. Lawrence County. See the St. Lawrence County, NY county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
12967	North Lawrence	5.1 mi	$1,120
13697	Winthrop	7.0 mi	$1,490
12930	Dickinson Center	7.1 mi	$1,200
13696	West Stockholm	9.9 mi	$1,230
12957	Moira	11.4 mi	$1,010
13613	Brasher Falls	11.9 mi	$1,010

Questions

What is the Fair Market Rent for ZIP code 12965?

HUD's FY2027 Small Area Fair Market Rents for 12965 are $790 (studio), $860 (1 BR), $1,130 (2 BR), $1,350 (3 BR) and $1,490 (4 BR) a month.

What is the Section 8 payment standard in 12965?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12965 that range is $1,017 to $1,243 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12965?

The FY2026 income limits of the St. Lawrence County, NY area apply: median family income $78,100, low-income (80%) limit $71,900 for a family of four.