FMR is near market; voucher and private rents are aligned.
0.95
1 BR
1 BR
0.84ratio
FMR$2,390
Market$2,840
vs market-$450
FMR is below market; voucher rent may lag private rents.
0.84
2 BR
2 BR
0.87ratio
FMR$2,620
Market$3,010
vs market-$390
FMR is below market; voucher rent may lag private rents.
0.87
3 BR
3 BR
1.21ratio
FMR$3,280
Market$2,700
vs market+$580
FMR is above market; underwrite to market rent.
1.21
4 BR
4 BR
1.38ratio
FMR$3,570
Market$2,590
vs market+$980
FMR is above market; underwrite to market rent.
1.38
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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ZIP 10039 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 10039 (New York, NY) is $2,620 a month. That is up 4.4% from $2,510 in FY 2026. New York is in the New York, NY HUD Metro FMR Area. 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 $2,971. Among 128 ZIP codes in New York County, 10039 is tied for the 124th-highest two-bedroom rent (county range $2,620–$4,460). The median county two-bedroom FMR in New York is $1,385, so ZIP 10039 is 89% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 10039
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$2,170
$2,280
+5.1%
$2,052–$2,508
1BR
$2,260
$2,390
+5.8%
$2,151–$2,629
2BR
$2,510
$2,620
+4.4%
$2,358–$2,882
3BR
$3,120
$3,280
+5.1%
$2,952–$3,608
4BR
$3,370
$3,570
+5.9%
$3,213–$3,927
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 10039
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$2,280
$2,390
$2,620
$3,280
$3,570
FY 2026
$2,170
$2,260
$2,510
$3,120
$3,370
FY 2025
$2,150
$2,210
$2,480
$3,100
$3,330
FY 2024
$1,920
$1,960
$2,210
$2,780
$2,990
FY 2023
$1,820
$1,850
$2,110
$2,660
$2,860
Two-bedroom rent in nearby New York County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 10039?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,971, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,674 to $3,268 a month; under the ZIP-level Small Area FMR of $2,620 it would be $2,358 to $2,882. 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 ZIP 10039 in?
ZIP 10039 is in the New York, NY HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,971.
How much did fair market rent change in ZIP 10039 for FY 2027?
The two-bedroom FMR rose 4.4%, from $2,510 in FY 2026 to $2,620 in FY 2027. Since FY 2023 it has risen 24.2%.
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