Location: Sullivan County, NY | Metro: Sullivan County, NY
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,310 |
| 1 Bedroom | $1,350 |
| 2 Bedrooms | $1,690 |
| 3 Bedrooms | $2,340 |
| 4 Bedrooms | $2,370 |
| 5 Bedrooms | $2,749 |
| 6 Bedrooms | $3,079 |
| 7 Bedrooms | $3,325 |
| 8 Bedrooms | $3,491 |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 12781 are defined by the SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment, which is set at $1,670 per month for fiscal year 2026. This figure is crucial because it determines the maximum amount that the housing authority will pay towards a tenant's rent under the Section 8 program. However, the local market rent for the area is currently unavailable, which means we cannot directly compare the SAFMR to the prevailing rental rates.
A landlord participating in Section 8 should understand that the reimbursement they receive is not solely based on the SAFMR. Instead, the total payment is calculated by adding the tenant's portion of the rent and any utility allowances. Typically, tenants contribute 30% of their adjusted income towards rent, and the housing authority covers the difference up to the SAFMR limit. Utility allowances vary but generally provide additional funds for electricity, gas, water, and sewer services.
To illustrate, if a tenant's adjusted income is $1,000, they would pay $300 towards the rent. Assuming an additional utility allowance of $100, the housing authority would then cover the remaining $1,270 to meet the SAFMR of $1,670. This calculation ensures that the landlord receives the full SAFMR amount, provided that the tenant's portion plus the utility allowance does not exceed the SAFMR.
In ZIP 12781, landlords might experience a reimbursement gap or surplus depending on the actual market rent. Since the local market rent is not available, it's important to note that if the market rent exceeds $1,670, landlords will have to absorb the difference. Conversely, if the market rent is below $1,670, landlords can expect a surplus when compared to the SAFMR. Landlords should monitor local rental trends closely to make informed decisions about participating in the Section 8 program.
Given the SAFMR of $1,670, landlords must ensure that their rental properties are priced appropriately to avoid either a financial shortfall or an unnecessary surplus. This requires careful consideration of the costs involved in maintaining the property and the potential income from Section 8 tenants.
In summary, while the SAFMR for ZIP 12781 provides a clear benchmark for reimbursement, the actual economic impact on landlords depends on the local market conditions and the specific circumstances of each tenant. Landlords should be prepared for a reimbursement gap or surplus based on these factors.
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.