FY2027 Small Area FMR · Ray Brook, NY

ZIP 12977 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12977 (Ray Brook, NY) is $1,150 a month, down 1.7% from FY2026. That is 2% below the Essex County, NY area-wide FMR of $1,171.

2-bedroom SAFMR$1,150per month ▼ 1.7%

Area-wide 2 BR FMR$1,171Essex County, NY

Rank in the area33rdof 39 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,035

2 BR Small Area FMR$1,150

110% of SAFMR$1,265

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

Studio$830▼ 2.4%

1 BR$920▲ 1.1%

2 BR$1,150▼ 1.7%

3 BR$1,390▼ 3.5%

4 BR$1,610▼ 1.8%

FY2027 FY2026

Where 12977 sits in the Essex County, NY area

Of the 39 ZIP codes HUD lists for the area, 12977 has the 33rd 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 $1,150 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	$830	$747 – $913	$858	$850
1 bedroom	$920	$828 – $1,012	$895	$910
2 bedrooms	$1,150	$1,035 – $1,265	$1,171	$1,170
3 bedrooms	$1,390	$1,251 – $1,529	$1,425	$1,440
4 bedrooms	$1,610	$1,449 – $1,771	$1,631	$1,640

A household renting a two-bedroom home at the Small Area FMR of $1,150 needs about $46,000 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 12977 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

ZIP	Place	Distance	2 BR SAFMR
12983	Saranac Lake	4.2 mi	$1,070
12946	Lake Placid	5.0 mi	$1,290
12945	Lake Clear	8.6 mi	$1,030
12997	Wilmington	11.1 mi	$1,480
12913	Bloomingdale	11.1 mi	$1,180
12939	Gabriels	11.6 mi	$1,010

Questions

What is the Fair Market Rent for ZIP code 12977?

HUD's FY2027 Small Area Fair Market Rents for 12977 are $830 (studio), $920 (1 BR), $1,150 (2 BR), $1,390 (3 BR) and $1,610 (4 BR) a month.

What is the Section 8 payment standard in 12977?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12977 that range is $1,035 to $1,265 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 12977?

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.