FY2027 Small Area FMR · Wilmington, NY
ZIP 12997 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 12997 (Wilmington, NY) is $1,480 a month, up 2.1% from FY2026. That is 23% above the Clinton County, NY area-wide FMR of $1,205.
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 12997 sits in the Clinton County, NY area
Of the 29 ZIP codes HUD lists for the area, 12997 has the 2nd highest two-bedroom Small Area FMR. Clinton 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 $1,205 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,480 for this ZIP code instead.
ZIP code 12997 crosses more than one HUD area. HUD also lists it under Essex County, NY (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $1,080 | $972 – $1,188 | $936 | $1,090 |
| 1 bedroom | $1,130 | $1,017 – $1,243 | $942 | $1,110 |
| 2 bedrooms | $1,480 | $1,332 – $1,628 | $1,205 | $1,450 |
| 3 bedrooms | $1,800 | $1,620 – $1,980 | $1,436 | $1,780 |
| 4 bedrooms | $2,060 | $1,854 – $2,266 | $1,630 | $2,010 |
A household renting a two-bedroom home at the Small Area FMR of $1,480 needs about $59,200 a year to keep housing costs at 30% of income. The area median family income is $95,400 and the 80% low-income limit for four people is $76,300. ZIP code 12997 lies mainly in Essex County. See the Clinton 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 12997?
HUD's FY2027 Small Area Fair Market Rents for 12997 are $1,080 (studio), $1,130 (1 BR), $1,480 (2 BR), $1,800 (3 BR) and $2,060 (4 BR) a month.
What is the Section 8 payment standard in 12997?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 12997 that range is $1,332 to $1,628 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 12997?
The FY2026 income limits of the Clinton County, NY area apply: median family income $95,400, low-income (80%) limit $76,300 for a family of four.