Location: Clinton County, NY | Metro: Clinton 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 | $880 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,130 |
| 3 Bedrooms | $1,350 |
| 4 Bedrooms | $1,490 |
| 5 Bedrooms | $1,728 |
| 6 Bedrooms | $1,935 |
| 7 Bedrooms | $2,090 |
| 8 Bedrooms | $2,195 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,350 | $57,866 | 2.33% | A+ |
U.S. Census Bureau data (2024)
The median income in ZIP code 12952 stands at $52,841, which presents a stark contrast when compared to the market rate rent of $687 per month. This means that even at market rates, the cost represents a significant portion of the average household's budget. For context, the Fair Market Rent (FMR) set by HUD for the metro area in fiscal year 2026 is $1,140, which is considerably higher than the actual market rate.
The disparity between the median income and the market rate rent highlights an affordability gap for residents. Given that 29.9% of the population are renters, and with only 286 total inhabitants, the competition among landlords could be fierce. Landlords must consider that many tenants may struggle to meet the market rate, let alone the FMR benchmark.
When evaluating the voucher payment standard of $1,140 against the market rate of $687, it becomes evident that accepting vouchers can significantly increase the pool of potential tenants. However, the higher payment from vouchers also implies a greater financial commitment for landlords who might prefer the simplicity and lower risk associated with cash-paying tenants.
The takeaway for landlords is clear: while the voucher program offers higher payments, aligning with the FMR, it comes with the complexity of working with government agencies. Conversely, relying on cash-paying tenants means operating within the constraints of the local market rate, which is lower but more manageable. Landlords should weigh these factors carefully, considering the balance between financial gain and administrative ease.
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.