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Jefferson County/Watertown/13601

13601

ZIPSAFMR
Jefferson County, NY
Zillow

ZIP Investment Score

101Above average

095130300
BRFMR
Eff. Rent
0 BR$950$980
1 BR$1,040$1,120
2 BR$1,360$1,390
3 BR$1,870$1,670
4 BR$2,220$2,070
5 BR$2,553Not available
6 BR$2,936Not available
7 BR$3,376Not available
8 BR$3,883Not available

Purchase Price Calculator

Maximum purchase price
$144,637

Cost breakdown

+Likely effective rent$1,390
HUD FMR$1,360
Market rent$1,410
Est. payment standard (102%)Used$1,390
-Principal and interest-$731
Loan amount$115,710
Down payment$28,927
Rate6.50%
Term30 years
-Operating costs-$459
Property taxes-$145
Insurance-$175
Utilities$0
HOA$0
Management-$139
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,467(77.7% ROI)
Projected value
$155,758
Return breakdown
Property appreciation+$11,121
Loan principal paid down+$4,146
Rental cash flow+$7,200
5-year hold
+$38,399(132.7% ROI)
Projected value
$163,643
Return breakdown
Property appreciation+$19,006
Loan principal paid down+$7,393
Rental cash flow+$12,000
10-year hold
+$82,126(283.9% ROI)
Projected value
$185,148
Return breakdown
Property appreciation+$40,511
Loan principal paid down+$17,615
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.96
1 BR
0.90
2 BR
0.96
3 BR
1.12
4 BR
1.07
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 13601 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 13601 (Watertown, NY) is $1,360 a month. That is up 5.4% from $1,290 in FY 2026. Watertown is in the Watertown-Fort Drum, 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 $1,453. Among 46 ZIP codes in Jefferson County, 13601 has the 11th-highest two-bedroom rent (county range $1,270–$1,800). The median county two-bedroom FMR in New York is $1,385, so ZIP 13601 is 2% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 13601
BedroomsFY 2027Change90–110% range
Studio$950+6.7%$855–$1,045
1BR$1,040+6.1%$936–$1,144
2BR$1,360+5.4%$1,224–$1,496
3BR$1,870+6.9%$1,683–$2,057
4BR$2,220+3.3%$1,998–$2,442

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 13601
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$950$1,040$1,360$1,870$2,220
FY 2026$890$980$1,290$1,750$2,150
FY 2025$830$940$1,230$1,660$2,010
FY 2024$860$970$1,270$1,720$2,080
FY 2023$800$900$1,190$1,610$1,900

Two-bedroom rent in nearby Jefferson County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 13601
13601Current$1,360—
13602$1,600+17.6%
13603$1,800+32.4%
13605$1,270−6.6%
13606$1,400+2.9%
13607$1,270−6.6%
13608$1,270−6.6%
13611$1,270−6.6%
13612$1,270−6.6%
13615$1,270−6.6%
13616$1,480+8.8%
13618$1,270−6.6%

Questions about ZIP 13601 rents

How much will Section 8 pay for a two-bedroom in ZIP 13601?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,453, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,308 to $1,598 a month; under the ZIP-level Small Area FMR of $1,360 it would be $1,224 to $1,496. 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 13601 in?

ZIP 13601 is in the Watertown-Fort Drum, NY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,453.

How much did fair market rent change in ZIP 13601 for FY 2027?

The two-bedroom FMR rose 5.4%, from $1,290 in FY 2026 to $1,360 in FY 2027. Since FY 2023 it has risen 14.3%.

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 rentWatertown, NY fair market rentNY statewide rentsWhat is SAFMR?Data sources