Location: Sullivan County, NY | Metro: Kingston, NY MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,180 |
| 1 Bedroom | $1,250 |
| 2 Bedrooms | $1,640 |
| 3 Bedrooms | $2,030 |
| 4 Bedrooms | $2,170 |
| 5 Bedrooms | $2,517 |
| 6 Bedrooms | $2,819 |
| 7 Bedrooms | $3,045 |
| 8 Bedrooms | $3,197 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,640 | $273,945 | 0.6% | F |
| 3BR | $2,030 | $347,333 | 0.58% | F |
| 4BR | $2,170 | $400,045 | 0.54% | F |
| 5BR | $2,517 | $560,133 | 0.45% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 12758, Livingston Manor, NY, within Sullivan County, are defined by the SAFMR (Small Area Fair Market Rent) which is specifically tailored for this ZIP code. For a two-bedroom apartment, the SAFMR for FY 2024 is set at $1360. This figure represents the maximum amount that the government will reimburse landlords for renting to tenants participating in the Section 8 Housing Choice Voucher program.
In contrast, the local market rent for a two-bedroom unit, based on Census ACS data, is $1131. This indicates that the SAFMR is higher than the average local rental price, providing an incentive for landlords to participate in the program.
A landlord must understand that the actual payment received from a Section 8 voucher is composed of two parts: the tenant's contribution and the government's reimbursement. The tenant is required to pay 30% of their adjusted income towards rent. If we assume a tenant’s income is such that their contribution would be approximately $408 (based on a hypothetical income of $1360), the remaining amount is covered by the government up to the SAFMR limit.
The government also provides utility allowances, which vary but can be estimated around $300 per month for a two-bedroom apartment. This allowance does not increase the total rent but can be used by tenants to cover their utility costs, potentially making the net cost of living lower for them.
To calculate the typical reimbursement a landlord might receive, subtract the tenant's contribution from the SAFMR. In this case, the government would pay the difference between the SAFMR ($1360) and the tenant's portion ($408), resulting in a reimbursement of $952. However, if the local market rent is below the SAFMR, the government will only reimburse up to the actual market rent of $1131, minus the tenant's contribution. Therefore, the reimbursement would be $723.
This means there is a potential surplus when the market rent is lower than the SAFMR, as the reimbursement rate can exceed the local market rent. In ZIP 12758, the typical reimbursement gap or surplus for a two-bedroom apartment would result in a surplus of $229 per month for the landlord, assuming they charge the market rate of $1131 and receive the full reimbursement of $723 plus the tenant's contribution of $408.
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.