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 13123 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 13123 (North Bay, NY) is $1,400 a month. That is down 1.4% from $1,420 in FY 2026. North Bay is in the Utica-Rome, 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 $1,210. Among 63 ZIP codes in Oneida County, 13123 has the 10th-highest two-bedroom rent (county range $1,060–$1,610). The median county two-bedroom FMR in New York is $1,385, so ZIP 13123 is 1% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 13123
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,070
$990
−7.5%
$891–$1,089
1BR
$1,130
$1,100
−2.7%
$990–$1,210
2BR
$1,420
$1,400
−1.4%
$1,260–$1,540
3BR
$1,710
$1,670
−2.3%
$1,503–$1,837
4BR
$1,950
$1,870
−4.1%
$1,683–$2,057
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 13123
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$990
$1,100
$1,400
$1,670
$1,870
FY 2026
$1,070
$1,130
$1,420
$1,710
$1,950
FY 2025
$940
$940
$1,180
$1,420
$1,680
FY 2024
$800
$800
$1,010
$1,220
$1,440
FY 2023
$850
$880
$1,100
$1,340
$1,580
Two-bedroom rent in nearby Oneida County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 13123?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,210, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,089 to $1,331 a month; under the ZIP-level Small Area FMR of $1,400 it would be $1,260 to $1,540. 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 13123 in?
ZIP 13123 is in the Utica-Rome, NY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,210.
How much did fair market rent change in ZIP 13123 for FY 2027?
The two-bedroom FMR fell 1.4%, from $1,420 in FY 2026 to $1,400 in FY 2027. Since FY 2023 it has risen 27.3%.
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