FMR is near market; voucher and private rents are aligned.
0.99
1 BR
1 BR- 12569
1.11ratio
FMR$1,970
Market$1,780
vs market+$190
FMR is above market; underwrite to market rent.
1.11
2 BR
2 BR- 12569
0.97ratio
FMR$2,530
Market$2,610
vs market-$80
FMR is near market; voucher and private rents are aligned.
0.97
3 BR
3 BR- 12569
0.90ratio
FMR$3,190
Market$3,530
vs market-$340
FMR is near market; voucher and private rents are aligned.
0.90
4 BR
4 BR- 12569
0.86ratio
FMR$3,350
Market$3,890
vs market-$540
FMR is below market; voucher rent may lag private rents.
0.86
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
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Pleasant Valley, NY fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in Pleasant Valley, NY is $2,530 a month. That is up 8.6% from $2,330 in FY 2026. Pleasant Valley is in the Kiryas Joel-Poughkeepsie-Newburgh, NY MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $2,131. The median county two-bedroom FMR in New York is $1,385, so Pleasant Valley is 83% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for Pleasant Valley, NY
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,610
$1,760
+9.3%
$1,584–$1,936
1BR
$1,820
$1,970
+8.2%
$1,773–$2,167
2BR
$2,330
$2,530
+8.6%
$2,277–$2,783
3BR
$2,960
$3,190
+7.8%
$2,871–$3,509
4BR
$3,170
$3,350
+5.7%
$3,015–$3,685
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for Pleasant Valley, NY
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,760
$1,970
$2,530
$3,190
$3,350
FY 2026
$1,610
$1,820
$2,330
$2,960
$3,170
FY 2025
$1,470
$1,680
$2,150
$2,740
$2,970
FY 2024
$1,320
$1,520
$1,950
$2,470
$2,740
FY 2023
$1,200
$1,310
$1,680
$2,140
$2,380
Questions about Pleasant Valley, NY rents
How much will Section 8 pay for a two-bedroom in Pleasant Valley, NY?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,131, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,918 to $2,344 a month; under the ZIP-level Small Area FMR of $2,530 it would be $2,277 to $2,783. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is Pleasant Valley, NY in?
Pleasant Valley, NY is in the Kiryas Joel-Poughkeepsie-Newburgh, NY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,131.
How much did fair market rent change in Pleasant Valley, NY for FY 2027?
The two-bedroom FMR rose 8.6%, from $2,330 in FY 2026 to $2,530 in FY 2027. Since FY 2023 it has risen 50.6%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set