Section 8 Fair Market Rent (FMR) for ZIP 12978 - 2027

Location: Clinton County, NY | Metro: Clinton County, NY

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$880
1 Bedroom	$890
2 Bedrooms	$1,130
3 Bedrooms	$1,350
4 Bedrooms	$1,520
5 Bedrooms	$1,763
6 Bedrooms	$1,975
7 Bedrooms	$2,133
8 Bedrooms	$2,240

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

340

Median Household Income

$98,958

Housing Units

118

Renter Percentage

5.1%

Occupancy Rate

100.0%

Renter Occupied

To determine if you should buy in ZIP code 12978 for Section 8 investment, follow these steps:

Step 1: Clearing Debt Service

The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is $1,170. This must cover your debt service on a property valued at $148,543. To calculate if it clears debt service, consider your mortgage payments, property taxes, insurance, and maintenance costs. For example, if your total annual debt service is $10,000, then $1,170 per month would be sufficient as it amounts to $14,040 annually.

Step 2: Market Rent Comparison

The market rent in ZIP 12978 is currently N/A. Without specific data, it's challenging to compare it against the FMR of $1,170. If the market rent is above the FMR, landlords might prefer traditional rentals over Section 8. If it's at or below the FMR, Section 8 could be a viable option.

Step 3: Rental Demand Analysis

In ZIP 12978, 5.1% of residents are renters, and the days on market (DOM) is N/A. A low DOM indicates high demand, while a higher DOM suggests lower demand. If the DOM is less than the average for the area, it signifies strong rental demand. However, without a specific DOM figure, this remains uncertain.

Decision Tree Outcome

If the FMR of $1,170 clears your debt service and market rent is either at or below the FMR, proceed to step 3.
If the FMR does not cover your debt service, the answer is No.
If market rent is significantly above the FMR, the answer is No.
If the DOM is low and the percentage of renters is adequate, the answer is Yes.
If the DOM is high or the percentage of renters is too low, the answer is No.
If market rent is N/A and DOM is also N/A, the answer is It Depends. Further research into local rental trends and demand is required.

Without precise figures for market rent and DOM, making a definitive decision requires additional investigation. Use local real estate listings and tenant surveys to gather more detailed information.

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.