Not enough rental comps in this area to determine how FMR aligns with current market rates.
Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 12978 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12978 (Redford, NY) is $1,130 a month. That is down 3.4% from $1,170 in FY 2026. Redford is in the Clinton County, NY non-metropolitan 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 county-wide two-bedroom FMR of $1,205. Among 29 ZIP codes in Clinton County, 12978 is tied for the 19th-highest two-bedroom rent (county range $1,130–$1,810). The median county two-bedroom FMR in New York is $1,385, so ZIP 12978 is 18% below it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 12978
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$910
$880
−3.3%
$792–$968
1BR
$920
$890
−3.3%
$801–$979
2BR
$1,170
$1,130
−3.4%
$1,017–$1,243
3BR
$1,400
$1,350
−3.6%
$1,215–$1,485
4BR
$1,550
$1,520
−1.9%
$1,368–$1,672
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 12978
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$880
$890
$1,130
$1,350
$1,520
FY 2026
$910
$920
$1,170
$1,400
$1,550
FY 2025
$880
$890
$1,120
$1,350
$1,480
FY 2024area FMR
$821
$826
$1,047
$1,283
$1,395
FY 2023area FMR
$774
$779
$992
$1,244
$1,341
Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.
Two-bedroom rent in nearby Clinton County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 12978?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,205, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,085 to $1,326 a month; under the ZIP-level Small Area FMR of $1,130 it would be $1,017 to $1,243. 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 12978 in?
ZIP 12978 is in the Clinton County, NY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,205.
How much did fair market rent change in ZIP 12978 for FY 2027?
The two-bedroom FMR fell 3.4%, from $1,170 in FY 2026 to $1,130 in FY 2027. Since FY 2025 it has risen 0.9%.
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