FMR is below market; voucher rent may lag private rents.
0.72
1 BR
1 BR
0.96ratio
FMR$2,190
Market$2,280
vs market-$90
FMR is near market; voucher and private rents are aligned.
0.96
2 BR
2 BR
0.81ratio
FMR$2,580
Market$3,200
vs market-$620
FMR is below market; voucher rent may lag private rents.
0.81
3 BR
3 BR
0.93ratio
FMR$3,310
Market$3,570
vs market-$260
FMR is near market; voucher and private rents are aligned.
0.93
4 BR
4 BR
0.82ratio
FMR$3,520
Market$4,290
vs market-$770
FMR is below market; voucher rent may lag private rents.
0.82
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
--
ZIP 11973 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 11973 (Upton, NY) is $2,580 a month. That is down 3.4% from $2,670 in FY 2026. Upton is in the Nassau-Suffolk, 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 $2,689. Among 111 ZIP codes in Suffolk County, 11973 is tied for the 83rd-highest two-bedroom rent (county range $2,480–$3,920). The median county two-bedroom FMR in New York is $1,385, so ZIP 11973 is 86% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 11973
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,940
$1,880
−3.1%
$1,692–$2,068
1BR
$2,310
$2,190
−5.2%
$1,971–$2,409
2BR
$2,670
$2,580
−3.4%
$2,322–$2,838
3BR
$3,460
$3,310
−4.3%
$2,979–$3,641
4BR
$3,660
$3,520
−3.8%
$3,168–$3,872
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 11973
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,880
$2,190
$2,580
$3,310
$3,520
FY 2026
$1,940
$2,310
$2,670
$3,460
$3,660
FY 2025
$1,810
$2,200
$2,540
$3,290
$3,530
FY 2024
$1,680
$2,120
$2,480
$3,210
$3,480
FY 2023
$1,530
$1,900
$2,280
$2,930
$3,220
Two-bedroom rent in nearby Suffolk County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 11973?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,689, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,420 to $2,958 a month; under the ZIP-level Small Area FMR of $2,580 it would be $2,322 to $2,838. 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 11973 in?
ZIP 11973 is in the Nassau-Suffolk, NY HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,689.
How much did fair market rent change in ZIP 11973 for FY 2027?
The two-bedroom FMR fell 3.4%, from $2,670 in FY 2026 to $2,580 in FY 2027. Since FY 2023 it has risen 13.2%.
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