Section 8 Fair Market Rent (FMR) for ZIP 12508 - 2027

Location: Kiryas Joel-Poughkeepsie-Newburgh, NY | Metro: Kiryas Joel-Poughkeepsie-Newburgh, NY MSA

Investment Score for ZIP 12508

Monthly Rent (2BR)

$2,310

Median Price (2BR)

$493,811

1% Rule

0.47%

Annual Yield

5.61%

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$1,610
1 Bedroom	$1,800
2 Bedrooms	$2,310
3 Bedrooms	$2,910
4 Bedrooms	$3,060
5 Bedrooms	$3,550
6 Bedrooms	$3,976
7 Bedrooms	$4,294
8 Bedrooms	$4,509

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
1BR	$1,800	$320,936	0.56%	F
2BR	$2,310	$493,811	0.47%	F
3BR	$2,910	$563,588	0.52%	F
4BR	$3,060	$704,352	0.43%	F
5BR	$3,550	$793,582	0.45%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

19,566

Median Household Income

$92,461

Housing Units

8,800

Renter Percentage

41.1%

Occupancy Rate

96.2%

Renter Occupied

3,479

The ZIP code 12508, located in Beacon, NY, offers a unique blend of urban amenities and suburban tranquility. Situated along the Hudson River, this area benefits from its proximity to New York City while maintaining a distinct character that attracts both residents and visitors alike.

The Fair Market Rent (FMR) for a two-bedroom apartment in ZIP 12508 for fiscal year 2024 is set at $2,010, indicating the government's benchmark for affordable rental housing.
The Zillow Observed Rental Index (ZORI) for the area shows a market rent of $2,371, reflecting the actual rental prices landlords can expect from tenants in Beacon.
The median home value in ZIP 12508 stands at $533,849, providing a strong foundation for property investment and resale potential.
Renters make up 41.1% of the local housing market, suggesting a significant demand for rental properties among residents.
The median income in the area is $92,461, which supports the ability of residents to afford higher rents and indicates a stable economic environment.

Investors considering Beacon, NY, should take note of the disparity between the Fair Market Rent and the Zillow Observed Rental Index, which suggests room for growth in rental pricing. The high median income supports the likelihood of consistent rent payments and the potential for increasing rents over time. With a substantial renter share and a median home value that underscores the area's desirability, Beacon presents a favorable market for those looking to invest in real estate, particularly in rental properties.

Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).

About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.