Location: Sullivan County, NY | Metro: Kiryas Joel-Poughkeepsie-Newburgh, 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 | $1,300 |
| 1 Bedroom | $1,400 |
| 2 Bedrooms | $1,790 |
| 3 Bedrooms | $2,330 |
| 4 Bedrooms | $2,430 |
| 5 Bedrooms | $2,819 |
| 6 Bedrooms | $3,157 |
| 7 Bedrooms | $3,410 |
| 8 Bedrooms | $3,581 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,330 | $339,780 | 0.69% | D |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 12785 are straightforward. The SAFMR (Section 8 Area Fair Market Rent) for a two-bedroom apartment is set at $1560 per month for fiscal year 2024. This figure is specific to this ZIP code, meaning it reflects the local rental market conditions accurately.
To understand what a landlord can expect from a Section 8 voucher, it's essential to break down the components. The total rent a landlord receives is composed of the tenant's contribution and the government subsidy. The tenant's portion is typically 30% of their adjusted monthly income. For instance, if a tenant has an adjusted monthly income of $1500, they would contribute $450 towards the rent ($1500 * 0.3).
The government then covers the remaining balance up to the SAFMR. In our example, the government would pay $1110 ($1560 - $450), making the total rent collected $1560. However, it's important to note that the actual amount paid by the government might be less if the tenant's income is lower, resulting in a smaller contribution.
Utility allowances are also factored into the equation. These allowances vary but generally cover a portion of the tenant's utilities. If the utility allowance is $200, the landlord would receive this amount in addition to the base rent, bringing the total to $1760.
In ZIP 12785, there is no local market rent data available, which makes it challenging to compare the SAFMR to prevailing rents. However, based on the SAFMR alone, landlords should prepare for a reimbursement that does not exceed $1560 for a two-bedroom unit. If the utility allowance is included, the maximum reimbursement could reach $1760.
Given the lack of specific market rent data, it's difficult to quantify the exact reimbursement gap or surplus. However, if the SAFMR is lower than the typical market rent in the area, landlords may face a shortfall. Conversely, if the SAFMR is higher than the market rent, landlords may see a surplus. Landlords must evaluate their costs and desired profit margins carefully against these figures to determine if participating in the Section 8 program aligns with their financial goals.
To summarize, in ZIP 12785, the SAFMR for a two-bedroom apartment is $1560, and the potential inclusion of a $200 utility allowance brings the maximum reimbursement to $1760. Without specific local market rent data, the reimbursement gap or surplus cannot be precisely determined, but it's crucial for landlords to assess their individual circumstances.
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.