Location: Sullivan County, NY | Metro: Delaware County, NY
| Unit Size | Monthly FMR |
|---|---|
| Studio | $940 |
| 1 Bedroom | $1,040 |
| 2 Bedrooms | $1,260 |
| 3 Bedrooms | $1,720 |
| 4 Bedrooms | $1,830 |
| 5 Bedrooms | $2,123 |
| 6 Bedrooms | $2,378 |
| 7 Bedrooms | $2,568 |
| 8 Bedrooms | $2,696 |
U.S. Census Bureau data (2024)
The median income in ZIP code 12760 stands at $90,938, indicating a relatively affluent area. However, without specific market rate data, it's challenging to provide a precise comparison to this figure. Despite this, we can analyze the situation based on the Fair Market Rent (FMR) standard of $1,290 set for the metro area in fiscal year 2026.
This FMR represents the voucher payment standard for the region, which is significantly lower than what one might expect given the median income level. For a household earning $90,938, the ability to pay higher rents directly would be more feasible compared to relying solely on the voucher amount. This creates an affordability gap where renters may seek properties priced above the voucher limit but still below their actual paying capacity.
With only 8.4% of the 367 residents being renters, competition among landlords is likely to be fierce for the limited rental market. Landlords must consider both the number of potential renters and their willingness to pay more than the voucher amount. The low percentage of renters suggests that those who do rent are a valuable segment of the market, and landlords should tailor their offerings accordingly.
The takeaway for landlords considering voucher versus cash-pay strategies in ZIP 12760 is clear: there is a significant portion of the population capable of paying more than the voucher rate of $1,290. However, the small rental market means that securing tenants who can pay cash rates requires strategic positioning and possibly offering amenities that justify the higher rent. Landlords should also be prepared to cater to voucher holders, given the federal standards, to ensure they capture all segments of the rental market. Balancing these two approaches will be key to maximizing occupancy and revenue in this ZIP code.
Data Sources: FMR data from HUD (2027). 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.