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 16940 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 16940 (Nelson, PA) is $1,060 a month. That is unchanged from FY 2026. Nelson is in the Tioga County, PA 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 $1,045. Among 26 ZIP codes in Tioga County, 16940 is tied for the 14th-highest two-bedroom rent (county range $1,010–$1,250). The median county two-bedroom FMR in Pennsylvania is $1,136, so ZIP 16940 is 7% below it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 16940
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$730
$740
+1.4%
$666–$814
1BR
$840
$820
−2.4%
$738–$902
2BR
$1,060
$1,060
0.0%
$954–$1,166
3BR
$1,380
$1,340
−2.9%
$1,206–$1,474
4BR
$1,420
$1,400
−1.4%
$1,260–$1,540
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 16940
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$740
$820
$1,060
$1,340
$1,400
FY 2026
$730
$840
$1,060
$1,380
$1,420
FY 2025
$670
$760
$980
$1,280
$1,300
FY 2024area FMR
$583
$658
$860
$1,117
$1,181
FY 2023area FMR
$584
$663
$873
$1,137
$1,253
Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.
How much will Section 8 pay for a two-bedroom in ZIP 16940?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,045, which applies unless the housing authority uses Small Area FMRs, that basic range is $941 to $1,150 a month; under the ZIP-level Small Area FMR of $1,060 it would be $954 to $1,166. 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 16940 in?
ZIP 16940 is in the Tioga County, PA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,045.
How much did fair market rent change in ZIP 16940 for FY 2027?
The two-bedroom FMR was unchanged at $1,060 in FY 2027. Since FY 2025 it has risen 8.2%.
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