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Jefferson County/Ellisburg/13636

13636

ZIPSAFMR
Jefferson County, NY
Zillow

ZIP Investment Score

84Below average

095130300
BRFMR
Eff. Rent
0 BR$880$880
1 BR$970$970
2 BR$1,270$1,270
3 BR$1,720$1,720
4 BR$2,110$2,110
5 BR$2,427Not available
6 BR$2,790Not available
7 BR$3,209Not available
8 BR$3,690Not available

Purchase Price Calculator

Maximum purchase price
$126,805

Cost breakdown

+Likely effective rent$1,270
HUD FMRUsed$1,270
Market rentN/A
Est. payment standardN/A
-Principal and interest-$641
Loan amount$101,444
Down payment$25,361
Rate6.50%
Term30 years
-Operating costs-$429
Property taxes-$127
Insurance-$175
Utilities$0
HOA$0
Management-$127
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,585(81.2% ROI)
Projected value
$136,555
Return breakdown
Property appreciation+$9,750
Loan principal paid down+$3,634
Rental cash flow+$7,200
5-year hold
+$35,144(138.6% ROI)
Projected value
$143,468
Return breakdown
Property appreciation+$16,663
Loan principal paid down+$6,481
Rental cash flow+$12,000
10-year hold
+$74,960(295.6% ROI)
Projected value
$162,321
Return breakdown
Property appreciation+$35,516
Loan principal paid down+$15,444
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

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 13636 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 13636 (Ellisburg, NY) is $1,270 a month. That is up 9.5% from $1,160 in FY 2026. Ellisburg 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, 13636 is tied for the 19th-highest two-bedroom rent (county range $1,270–$1,800). The median county two-bedroom FMR in New York is $1,385, so ZIP 13636 is 8% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 13636
BedroomsFY 2027Change90–110% range
Studio$880+8.6%$792–$968
1BR$970+10.2%$873–$1,067
2BR$1,270+9.5%$1,143–$1,397
3BR$1,720+9.6%$1,548–$1,892
4BR$2,110+9.9%$1,899–$2,321

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 13636
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$880$970$1,270$1,720$2,110
FY 2026$810$880$1,160$1,570$1,920
FY 2025$830$940$1,230$1,660$2,010
FY 2024$770$870$1,140$1,550$1,870
FY 2023$710$810$1,070$1,430$1,680

Two-bedroom rent in nearby Jefferson County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 13636
13626$1,2700.0%
13628$1,340+5.5%
13631$1,450+14.2%
13632$1,320+3.9%
13634$1,2700.0%
13636Current$1,270—
13637$1,530+20.5%
13638$1,2700.0%
13640$1,2700.0%
13641$1,2700.0%
13642$1,2700.0%
13643$1,290+1.6%

Questions about ZIP 13636 rents

How much will Section 8 pay for a two-bedroom in ZIP 13636?

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 $1,270 it would be $1,143 to $1,397. 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 13636 in?

ZIP 13636 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 13636 for FY 2027?

The two-bedroom FMR rose 9.5%, from $1,160 in FY 2026 to $1,270 in FY 2027. Since FY 2023 it has risen 18.7%.

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