Location: St. Lawrence County, NY | Metro: Watertown-Fort Drum, 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 | $880 |
| 1 Bedroom | $970 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,720 |
| 4 Bedrooms | $2,110 |
| 5 Bedrooms | $2,448 |
| 6 Bedrooms | $2,742 |
| 7 Bedrooms | $2,961 |
| 8 Bedrooms | $3,109 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,270 | $123,316 | 1.03% | B |
| 3BR | $1,720 | $144,335 | 1.19% | B |
| 4BR | $2,110 | $143,499 | 1.47% | A |
| 5BR | $2,448 | $185,644 | 1.32% | A |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP code 13642, Gouverneur, NY, for fiscal year 2024 is set at $1100. This figure represents the payment standard for Section 8 housing vouchers, which means it's the maximum amount that the Housing Choice Voucher program will pay towards your tenant's rent. It does not mean you can charge $1100; rather, it sets an upper limit on reimbursement.
In comparison, the average rent for the area is $887, according to recent Census American Community Survey (ACS) data. This indicates that the FMR is higher than the typical market rate, providing a potential buffer against financial losses.
The local median household income is around $127,534. While this figure might seem high, remember it represents the middle value of incomes in the area, and the actual renter income could be lower. The 35.5% renter share suggests that over one-third of the households in Gouverneur are renters, indicating a steady demand for rental properties.
If you're considering your first Section 8 rental in Gouverneur, ensure that your property meets all the required standards. These include safety, health, and habitability criteria as defined by the Housing Quality Standards (HQS). Failure to meet these standards can result in rejection from the program.
The FMR of $1100 can help cover maintenance and operational costs, making Section 8 rentals a viable option even if the market rent is lower. However, it's crucial to verify that your property qualifies under HQS before proceeding, as this will determine whether you can participate in the program effectively.
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.