Saratoga County/Fort Edward/12828

12828

ZIPSAFMR

Saratoga County, NY

View on ZillowZillow

ZIP Investment Score

98Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,150	$1,170	7.3%
1 BR	$1,280	$1,250	7.9%
2 BR	$1,540	$1,590	6.9%
3 BR	$1,890	$1,870	5.9%
4 BR	$2,030	$2,050	6.5%
5 BR	$2,335	Not available	6.5%
6 BR	$2,685	Not available	6.5%
7 BR	$3,087	Not available	6.5%
8 BR	$3,550	Not available	6.5%

Purchase Price Calculator

Maximum purchase price

$174,357

Cost breakdown

+Likely effective rent$1,590

HUD FMR$1,540

Market rent$1,610

Est. payment standard (103%)Used$1,590

-Principal and interest-$882

Loan amount$139,485

Down payment$34,871

Rate6.50%

Term30 years

-Operating costs-$508

Property taxes-$174

Insurance-$175

Utilities$0

HOA$0

Management-$159

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$25,604(73.4% ROI)

Projected value

$187,763

Return breakdown

Property appreciation+$13,406

Loan principal paid down+$4,997

Rental cash flow+$7,200

5-year hold

+$43,824(125.7% ROI)

Projected value

$197,269

Return breakdown

Property appreciation+$22,912

Loan principal paid down+$8,912

Rental cash flow+$12,000

10-year hold

+$94,070(269.8% ROI)

Projected value

$223,192

Return breakdown

Property appreciation+$48,835

Loan principal paid down+$21,235

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.97ratio

FMR$1,150

Market$1,180

vs market-$30

FMR is near market; voucher and private rents are aligned.

0.97

1 BR

1.02ratio

FMR$1,280

Market$1,250

vs market+$30

FMR is near market; voucher and private rents are aligned.

1.02

2 BR

0.96ratio

FMR$1,540

Market$1,610

vs market-$70

FMR is near market; voucher and private rents are aligned.

0.96

3 BR

1.01ratio

FMR$1,890

Market$1,870

vs market+$20

FMR is near market; voucher and private rents are aligned.

1.01

4 BR

0.99ratio

FMR$2,030

Market$2,060

vs market-$30

FMR is near market; voucher and private rents are aligned.

0.99

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 12828 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12828 (Fort Edward, NY) is $1,540 a month. That is up 0.7% from $1,530 in FY 2026. Fort Edward is in the Albany-Schenectady-Troy, 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 $1,711. Among 27 ZIP codes in Saratoga County, 12828 is tied for the 16th-highest two-bedroom rent (county range $1,540–$2,330). The median county two-bedroom FMR in New York is $1,385, so ZIP 12828 is 11% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12828
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,140	$1,150	+0.9%	$1,035–$1,265
1BR	$1,240	$1,280	+3.2%	$1,152–$1,408
2BR	$1,530	$1,540	+0.7%	$1,386–$1,694
3BR	$1,900	$1,890	−0.5%	$1,701–$2,079
4BR	$2,020	$2,030	+0.5%	$1,827–$2,233

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12828
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,150	$1,280	$1,540	$1,890	$2,030
FY 2026	$1,140	$1,240	$1,530	$1,900	$2,020
FY 2025	$1,020	$1,100	$1,360	$1,710	$1,800
FY 2024	$930	$1,020	$1,260	$1,590	$1,680
FY 2023	$810	$910	$1,130	$1,420	$1,520

Two-bedroom rent in nearby Saratoga County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 12828
12803	$1,590	+3.2%
12822	$1,540	0.0%
12828Current	$1,540	—
12831	$1,750	+13.6%
12833	$1,660	+7.8%
12835	$1,540	0.0%
12850	$1,540	0.0%
12859	$1,840	+19.5%
12863	$1,540	0.0%
12866	$2,330	+51.3%
12871	$1,540	0.0%
12884	$1,540	0.0%

Questions about ZIP 12828 rents

How much will Section 8 pay for a two-bedroom in ZIP 12828?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,711, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,540 to $1,882 a month; under the ZIP-level Small Area FMR of $1,540 it would be $1,386 to $1,694. 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 12828 in?

ZIP 12828 is in the Albany-Schenectady-Troy, NY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,711.

How much did fair market rent change in ZIP 12828 for FY 2027?

The two-bedroom FMR rose 0.7%, from $1,530 in FY 2026 to $1,540 in FY 2027. Since FY 2023 it has risen 36.3%.

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

County fair market rent Fort Edward, NY fair market rent NY statewide rents What is SAFMR?Data sources