Location: Essex County, NY | Metro: Essex County, NY
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 | $860 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,170 |
| 3 Bedrooms | $1,420 |
| 4 Bedrooms | $1,630 |
| 5 Bedrooms | $1,891 |
| 6 Bedrooms | $2,118 |
| 7 Bedrooms | $2,287 |
| 8 Bedrooms | $2,401 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,170 | $305,574 | 0.38% | F |
| 3BR | $1,420 | $314,377 | 0.45% | F |
| 4BR | $1,630 | $267,550 | 0.61% | D |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 12852, which includes Newcomb, NY, in Essex County, revolve around the SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment set at $1,190 for fiscal year 2026. This SAFMR is specific to this ZIP code and reflects the government's estimate of what constitutes a fair market rent for the area.
In ZIP 12852, the local market rent data is currently unavailable, making it difficult to compare directly with the SAFMR. However, landlords should understand that the actual amount paid by a Section 8 voucher is not simply the SAFMR figure but a combination of the voucher payment and the tenant's contribution towards rent.
A Section 8 voucher pays the difference between the tenant’s portion of the rent and the total rent. For a two-bedroom unit, the tenant is generally expected to pay 30% of their adjusted income towards rent. Additionally, there are utility allowances that vary based on the size of the unit and the region. In ZIP 12852, the utility allowance for a two-bedroom unit would be part of the calculation.
To illustrate, if a tenant’s adjusted monthly income is $1,000, they would contribute $300 (30%) towards rent. If the SAFMR for a two-bedroom unit is $1,190, then the voucher would cover the remaining $890, plus any applicable utility allowance. The exact utility allowance would depend on the specifics of the program in that region.
The reimbursement gap or surplus occurs when the SAFMR does not align with the local market rent. Since the local market rent is currently not available, we cannot calculate the exact gap or surplus. However, if the local market rent were higher than the SAFMR, landlords would face a reimbursement gap, meaning they would receive less than the market rent for their property. Conversely, if the local market rent were lower than the SAFMR, landlords would have a surplus, receiving more than the market rent.
To summarize, landlords in ZIP 12852 can expect a Section 8 voucher to cover the majority of the rent for a two-bedroom unit up to $1,190, with the tenant paying 30% of their adjusted income. The utility allowance adds further to the total reimbursement. The absence of local market rent data prevents an exact calculation of the reimbursement gap or surplus, but understanding these principles will help landlords manage their expectations and finances accordingly.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.