Location: St. Lawrence County, NY | Metro: Franklin 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 | $710 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,420 |
| 5 Bedrooms | $1,647 |
| 6 Bedrooms | $1,845 |
| 7 Bedrooms | $1,993 |
| 8 Bedrooms | $2,093 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $860 | $204,313 | 0.42% | F |
| 2BR | $1,010 | $195,915 | 0.52% | F |
| 3BR | $1,210 | $218,129 | 0.55% | F |
| 4BR | $1,420 | $265,143 | 0.54% | F |
| 5BR | $1,647 | $583,283 | 0.28% | F |
U.S. Census Bureau data (2024)
The median income in ZIP code 12986, Tupper Lake, NY, stands at $67,883. Considering the market rate for rent is $790 according to the Census ACS, it becomes evident that the average household income is not significantly strained by this cost. However, when comparing this to the Fair Market Rent (FMR) standard set for vouchers at $1,010 for the metro area in fiscal year 2026, the disparity is clear. The market rate is notably lower than the voucher payment standard, suggesting that voucher holders could find Tupper Lake to be an affordable option.
With 27.3% of the 5,326 population being renters, there is a substantial segment of the community looking for housing options. This percentage indicates a reasonable demand for rental properties. However, the affordability gap between the median income and the higher FMR suggests that many potential renters might struggle to pay the voucher rate, which is significantly higher than the current market rate. This could lead to increased competition among landlords who accept vouchers, as they may need to adjust their expectations on rental income or risk having fewer tenants.
The takeaway for landlords considering voucher versus cash-pay strategies is that while accepting vouchers can provide a steady stream of government-subsidized income, it may also limit the pool of available tenants. Given the current market conditions, landlords might find that cash-paying tenants are more common and willing to pay the actual market rate of $790, which is below the voucher rate. Therefore, landlords should carefully weigh the benefits of accepting vouchers against the potential challenges in finding tenants who qualify and are willing to pay the higher rate.
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.