FY2027 Small Area FMR · Beaver Dams, NY
ZIP 14812 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 14812 (Beaver Dams, NY) is $1,200 a month, down 3.2% from FY2026. That is 11% below the Elmira, NY area-wide FMR of $1,348.
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 14812 sits in the Elmira, NY area
Of the 24 ZIP codes HUD lists for the area, 14812 has the 20th highest two-bedroom Small Area FMR. Elmira, 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 $1,348 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,200 for this ZIP code instead.
ZIP code 14812 crosses more than one HUD area. HUD also lists it under Schuyler County, NY (same figures) and Steuben 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 | $880 | $792 – $968 | $1,020 | $910 |
| 1 bedroom | $920 | $828 – $1,012 | $1,030 | $960 |
| 2 bedrooms | $1,200 | $1,080 – $1,320 | $1,348 | $1,240 |
| 3 bedrooms | $1,490 | $1,341 – $1,639 | $1,643 | $1,600 |
| 4 bedrooms | $1,680 | $1,512 – $1,848 | $1,793 | $1,740 |
A household renting a two-bedroom home at the Small Area FMR of $1,200 needs about $48,000 a year to keep housing costs at 30% of income. The area median family income is $89,800 and the 80% low-income limit for four people is $71,900. ZIP code 14812 lies mainly in Schuyler County, Steuben County and Chemung County. See the Elmira, 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 14812?
HUD's FY2027 Small Area Fair Market Rents for 14812 are $880 (studio), $920 (1 BR), $1,200 (2 BR), $1,490 (3 BR) and $1,680 (4 BR) a month.
What is the Section 8 payment standard in 14812?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 14812 that range is $1,080 to $1,320 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 14812?
The FY2026 income limits of the Elmira, NY area apply: median family income $89,800, low-income (80%) limit $71,900 for a family of four.