| Unit Size | FY 2026 FMR |
|---|---|
| Studio (0 Bedroom) | $2,100 |
| 1 Bedroom | $2,510 |
| 2 Bedrooms | $2,900 |
| 3 Bedrooms | $3,760 |
| 4 Bedrooms | $3,980 |
Location: Nassau-Suffolk, NY
Metro Area: Nassau-Suffolk, NY HUD Metro FMR Area
Explore Section 8 payment standards in neighboring areas:
Cities Covered: This ZIP code covers Hampton Bays, Bridgehampton.
FMR Rates (FY 2026):
Studio: $2,100 | 1BR: $2,510 | 2BR: $2,900 | 3BR: $3,760 | 4BR: $3,980
Median Property Prices & 1% Rule Analysis:
Market Overview: The 11946 ZIP code is a beachside community with a mix of older and newer homes, attracting professionals (45%), families (25%), and retirees (15%). Vacancy rates are low at 3%, and rents have increased by 5-7% year-over-year due to steady job growth in nearby Hampton Bays. Market drivers include the expansion of local businesses, a growing population, and limited new construction. The area is considered stable with moderate appreciation potential (4-6%). However, investors should focus on cash-flow properties, prioritizing tenant quality and maintenance costs to command premium rents.
Investment Takeaway: Purchase prices in the $400-500k range allow gross rents to approach the 1% rule for well-selected properties. Cash-flow investors can target 7-8% gross yield on 2BR units in the $350-450k segment, with the best returns coming from turnkey rentals or light rehabs that can command top-tier rents ($1,800+ for 2BR). Long-term investors should prioritize properties near major employers, transit hubs, and established neighborhoods with stable occupancy. Budget 10-12% of purchase price annually for maintenance, property taxes, and vacancy reserves to ensure positive cash flow.
Key Considerations: This is primarily a cash-flow market with moderate appreciation potential (4-6%). Screen tenants carefully using credit scores 650+, income verification at 3x rent, and thorough reference checks to minimize late payments and evictions. Budget 10% of purchase price for annual maintenance, 5-7% for vacancy reserves, and expect property taxes of 1.8-2.2% of assessed value. Late or unpaid rent is the dominant risk in this market, so tenant quality trumps cosmetic upgrades.