FY2027 Small Area FMR · North Bangor, NY

ZIP 12966 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12966 (North Bangor, NY) is $1,010 a month, up 3.1% from FY2026. That is 0% equal to the Franklin County, NY area-wide FMR of $1,014.

2-bedroom SAFMR$1,010per month ▲ 3.1%

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

Rank in the area17thof 28 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$909

2 BR Small Area FMR$1,010

110% of SAFMR$1,111

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

Studio$710▲ 4.4%

1 BR$860▲ 6.2%

2 BR$1,010▲ 3.1%

3 BR$1,210▼ 0.8%

4 BR$1,420▲ 1.4%

FY2027 FY2026

Where 12966 sits in the Franklin County, NY area

Of the 28 ZIP codes HUD lists for the area, 12966 has the 17th 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 $1,010 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	$710	$639 – $781	$706	$680
1 bedroom	$860	$774 – $946	$860	$810
2 bedrooms	$1,010	$909 – $1,111	$1,014	$980
3 bedrooms	$1,210	$1,089 – $1,331	$1,209	$1,220
4 bedrooms	$1,420	$1,278 – $1,562	$1,415	$1,400

A household renting a two-bedroom home at the Small Area FMR of $1,010 needs about $40,400 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 12966 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
12916	Brushton	5.9 mi	$1,010
12930	Dickinson Center	8.2 mi	$1,200
12957	Moira	8.4 mi	$1,010
12953	Malone	8.6 mi	$1,020
12937	Fort Covington	11.3 mi	$1,010
12926	Constable	11.4 mi	$1,020

Questions

What is the Fair Market Rent for ZIP code 12966?

HUD's FY2027 Small Area Fair Market Rents for 12966 are $710 (studio), $860 (1 BR), $1,010 (2 BR), $1,210 (3 BR) and $1,420 (4 BR) a month.

What is the Section 8 payment standard in 12966?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12966 that range is $909 to $1,111 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12966?

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.