FY2027 Small Area FMR · Owls Head, NY
ZIP 12969 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12969 (Owls Head, NY) is $1,060 a month, down 4.5% from FY2026. That is 5% above the Franklin County, NY area-wide FMR of $1,014.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 12969 sits in the Franklin County, NY area
Of the 28 ZIP codes HUD lists for the area, 12969 has the 12th 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 $1,060 for this ZIP code instead.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $750 | $675 – $825 | $706 | $780 |
| 1 bedroom | $890 | $801 – $979 | $860 | $910 |
| 2 bedrooms | $1,060 | $954 – $1,166 | $1,014 | $1,110 |
| 3 bedrooms | $1,270 | $1,143 – $1,397 | $1,209 | $1,380 |
| 4 bedrooms | $1,480 | $1,332 – $1,628 | $1,415 | $1,580 |
A household renting a two-bedroom home at the Small Area FMR of $1,060 needs about $42,400 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 12969 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
Questions
What is the Fair Market Rent for ZIP code 12969?
HUD's FY2027 Small Area Fair Market Rents for 12969 are $750 (studio), $890 (1 BR), $1,060 (2 BR), $1,270 (3 BR) and $1,480 (4 BR) a month.
What is the Section 8 payment standard in 12969?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12969 that range is $954 to $1,166 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 12969?
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.