FY2027 Small Area FMR · Port Henry, NY
ZIP 12974 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12974 (Port Henry, NY) is $1,110 a month, up 0.9% from FY2026. That is 5% below the Essex County, NY area-wide FMR of $1,171.
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 12974 sits in the Essex County, NY area
Of the 39 ZIP codes HUD lists for the area, 12974 has the 35th 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 $1,110 for this ZIP code instead.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $810 | $729 – $891 | $858 | $830 |
| 1 bedroom | $850 | $765 – $935 | $895 | $840 |
| 2 bedrooms | $1,110 | $999 – $1,221 | $1,171 | $1,100 |
| 3 bedrooms | $1,350 | $1,215 – $1,485 | $1,425 | $1,350 |
| 4 bedrooms | $1,550 | $1,395 – $1,705 | $1,631 | $1,530 |
A household renting a two-bedroom home at the Small Area FMR of $1,110 needs about $44,400 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 12974 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
Questions
What is the Fair Market Rent for ZIP code 12974?
HUD's FY2027 Small Area Fair Market Rents for 12974 are $810 (studio), $850 (1 BR), $1,110 (2 BR), $1,350 (3 BR) and $1,550 (4 BR) a month.
What is the Section 8 payment standard in 12974?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12974 that range is $999 to $1,221 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 12974?
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.