County FMR · HUD FY2026
Franklin County Fair Market Rent
HUD's FY2026 Fair Market Rent for Franklin County, NY - 10% below the US average.
- $862
- 1-bedroom FMR
- $1,044
- 2-bedroom FMR
- +4.6%
- YoY change
- -10%
- vs US avg
The verdict
Franklin is the 8th cheapest of 62 counties in New York by 2-bedroom FMR; nationally it ranks #1,510 most expensive of 3,145 HUD counties.
- #1,510
- most expensive of 3,145 US counties (2BR)
- #8
- cheapest of 62 in New York (2BR)
- -34%
- vs the state average
- $34,480
- income to afford it (30% rule)
Software Developers spend the smallest share of income on rent here (6.4%), while Fast Food and Counter Workers spend the most (29.3%); 15 of 15 common occupations here can afford a 1-bedroom at Fair Market Rent without exceeding the 30% threshold.
FY 2026 HUD Fair Market Rent for Franklin County, NY. Verify with HUD →
Franklin County, New York carries an FY 2026 1-bedroom Fair Market Rent of $862 per month, the federal benchmark HUD publishes for this county. A 2-bedroom costs $1,044/mo and a studio is $720/mo. That's 10% below the national benchmark of $959 and 34% below the New York average of $1,315.
Rent increased4.6% from FY 2025 ($824), outpacing inflation. Under the 30% rule, affordability starts near $34,480/year for a 1-bedroom.
Observed renter burden: 36.9% of the 5,542 renter households counted by ACS paid at least 30% of income in gross rent. This ACS 2023 household measure is distinct from HUD's FY2026 Fair Market Rent benchmark above.
Market slack: The ACS rental vacancy rate here is 3.3%, a tight rental market where HUD's annual FMR schedule can lag what landlords are actually asking.
Local labor market: The county's BLS unemployment rate has averaged 4.3% over the past 12 months, close to the typical US county range.
FY 2026 HUD Fair Market Rents in New York. Population: 47,459. Population declined 7.2% over the past five years (Census ACS), a trend that can ease rental-market pressure over time even as FMR reflects recent rent levels. That's slower than New York's statewide growth of +1.3% over the same period.
FMR filing desk
Area FRANKLIN·COUNTY·NY·NY
Franklin County, NY: $862/mo 1BR · #1510 of 3145 counties (2BR) · FY2026
- FMR-AREA NY
- 1BR-FMR $862
- 2BR-FMR $1,044
- RANK-MID #1,510
- YOY-UP +4.6%
- VSUS-BELOW -10%
- VS-ST-LOW -34% NY
- INC-ROOM 16%
- POP-SMALL 47K
- PHOTO-NEAR Kings County
- VOUCH-90-110 $776–$948
- FY-2026 FY2026
Photo-finish peer: Kings ($1,793 1BR gap)
Read with: How Fair Market Rent works
Fair Market Rents (2026)
Year-over-Year Comparison
| Bedrooms | FY 2025 | FY 2026 | Change |
|---|---|---|---|
| Studio | $674 | $720 | +$46 (+6.8%) |
| 1 Bedroom | $824 | $862 | +$38 (+4.6%) |
| 2 Bedroom | $983 | $1,044 | +$61 (+6.2%) |
| 3 Bedroom | $1,239 | $1,299 | +$60 (+4.8%) |
| 4 Bedroom | $1,430 | $1,489 | +$59 (+4.1%) |
Rent Burden Analysis
How much of household income goes to rent in Franklin County. The 30% threshold indicates cost burden.
How we calculate this
Rent burden = (FMR × 12) ÷ county median household income. Required income = (FMR × 12) ÷ 0.3, the federal 30%-of-gross-income rule HUD uses to define cost burden. Median household income is from the U.S. Census Bureau's American Community Survey; FMR is from HUD's FY2026 release. See methodology.
Where Franklin sits among every US county
2-bedroom Fair Market Rent vs. all 3,145 HUD counties
$1,044 higher than 52% of 3,145 counties
Each bar is a $0.2K-wide band; taller bars hold more counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Department of Housing and Urban Development, Fair Market Rents · FY2026
How Franklin compares on 1-bedroom rent
1-bedroom FMR vs other New York counties
- Kings
Kings County
$2,655 1BR FMR / mo
- Queens
Queens County
$2,655 1BR FMR / mo
- New York
New York County
$2,655 1BR FMR / mo
- Bronx
Bronx County
$2,655 1BR FMR / mo
- Suffolk
Suffolk County
$2,379 1BR FMR / mo
- Nassau
Nassau County
$2,379 1BR FMR / mo
- Franklin $862
Franklin County
$862 1BR FMR / mo
What this shows Franklin is highlighted. Nearby New York counties by 1-bedroom FMR, highest to lowest: Kings County ($2,655), Queens County ($2,655), New York County ($2,655), Bronx County ($2,655), Suffolk County ($2,379), Nassau County ($2,379), Franklin County (this county) ($862).
Can Common Jobs Afford Rent Here?
How a 1-bedroom at $862/mo compares to New York salaries for popular occupations (BLS wage data, 30%-of-income rule).
| Occupation | NY Salary | Rent Burden | Verdict |
|---|---|---|---|
| Software Developers | $161,260 | 6.4% | Affordable |
| General & Operations Managers | $129,990 | 8% | Affordable |
| Registered Nurses | $105,600 | 9.8% | Affordable |
| Accountants & Auditors | $101,780 | 10.2% | Affordable |
| Police & Sheriff's Patrol Officers | $93,050 | 11.1% | Affordable |
| Elementary School Teachers | $82,480 | 12.5% | Affordable |
| Electricians | $77,460 | 13.4% | Affordable |
| Paralegals & Legal Assistants | $66,390 | 15.6% | Affordable |
| Heavy & Tractor-Trailer Truck Drivers | $60,520 | 17.1% | Affordable |
| Customer Service Representatives | $47,840 | 21.6% | Affordable |
| Pharmacy Technicians | $40,840 | 25.3% | Affordable |
| Janitors & Cleaners | $39,920 | 25.9% | Affordable |
| Retail Salespersons | $37,020 | 27.9% | Affordable |
| Teaching Assistants | $36,600 | 28.3% | Affordable |
| Fast Food & Counter Workers | $35,270 | 29.3% | Affordable |
Rent Trends (2020–2026)
7-year Fair Market Rent history for Franklin County. Shows how HUD rental rates have changed over time.
Over the 6-year span HUD has tracked for Franklin (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 32.2% overall, from $652 to $862. The increases have been fairly steady year to year, with no single jump exceeding 8.0% (FY 2025).
| Year | Studio | 1 BR | 2 BR |
|---|---|---|---|
| FY 2026 ↑4.6% | $720 | $862 | $1,044 |
| FY 2025 ↑8.0% | $674 | $824 | $983 |
| FY 2024 ↑7.5% | $613 | $763 | $905 |
| FY 2023 ↑4.6% | $552 | $710 | $826 |
| FY 2022 ↓0.1% | $518 | $679 | $780 |
| FY 2021 ↑4.3% | $532 | $680 | $775 |
| FY 2020 | $533 | $652 | $744 |
Where Franklin County Ranks in New York
Franklin County is not part of any federally-designated metropolitan or micropolitan statistical area -- an independent rental market not administratively tied to a larger urban core. By 2-bedroom FMR, it ranks #8 of 62 counties in New York. Nearest by rank: Chenango County ($973), Wyoming County ($973), Allegany County ($974), Chautauqua County ($975), Cattaraugus County ($1,007), Lewis County ($1,008), Delaware County ($1,033), Franklin County (this county) ($1,044), St. Lawrence County ($1,071), Steuben County ($1,081), Fulton County ($1,087), Yates County ($1,097), Montgomery County ($1,102), Broome County ($1,103), Tioga County ($1,103), Cayuga County ($1,124).
Nationwide peers by 2BR FMR & rent burden
Two PlainRent-derived comparison paths for Franklin County, both outside New York so the link neighborhoods are not the same-state geography lattice above. Axes stay disjoint: burden peers exclude the FMR peer set.
Similar 2-bedroom FMR
Nearest HUD 2BR Fair Market Rents outside NY (FY2026).
Similar rent burden
Nearest 2BR FMR as a share of median household income (outside NY).
Nearby Counties in New York
Largest counties by population in New York
Showing the 8 largest of 61 other counties in New York.
Frequently Asked Questions
What is the average rent in Franklin County?
The FY 2026 Fair Market Rent for a 1-bedroom in Franklin County is $862 per month. A 2-bedroom is $1,044 and a studio is $720.
How does Franklin County rent compare to the national average?
Rent in Franklin County is 10% below the national average. A 1-bedroom here costs $862 compared to $959 nationally.
Where does Franklin County rank nationally for Fair Market Rent?
According to HUD's FY 2026 Fair Market Rent schedule, Franklin County's 2-bedroom FMR of $1,044 ranks #1,510 most expensive among 3,145 HUD counties, placing it in the middle half of HUD counties.
What income do I need to afford rent in Franklin County?
Based on the 30% affordability rule, you need an annual income of at least $34,480 ($2,873/month) to afford a 1-bedroom at Fair Market Rent in Franklin County.
Is rent going up or down in Franklin County?
The 1-bedroom Fair Market Rent in Franklin County increased by 4.6% from FY 2025 to FY 2026, going from $824 to $862.
Which jobs can afford rent in Franklin County?
Based on New York BLS salary data and the 30% affordability rule, jobs like Software Developers, General and Operations Managers, Registered Nurses can afford a 1-bedroom at $862/mo. 15 of 15 common occupations are affordable here.
How much has rent changed in Franklin County over time?
The 1-bedroom Fair Market Rent in Franklin County went from $652 in FY 2020 to $862 in FY 2026, a total change of +32.2% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Franklin County?
In Franklin County, the FY 2026 FMR of $862/mo for a 1-bedroom sets the baseline that local housing authorities use for Section 8 payment standards.
What does Fair Market Rent mean for Franklin County?
For Franklin County, it's the specific 40th-percentile rent HUD publishes each year ($862/mo for a 1-bedroom in FY 2026).
Is the rental market tight or loose in Franklin County?
The ACS rental vacancy rate here is 3.3%, a tight rental market where HUD's annual FMR schedule can lag what landlords are actually asking.
What is the unemployment rate in Franklin County?
The county's BLS unemployment rate has averaged 4.3% over the past 12 months, close to the typical US county range.
Data sources
What this means for renters
Treat Franklin's FY2026 Fair Market Rent as HUD's affordability benchmark, not a single market quote.
- Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $862 implies about $34,480/yr to rent without being cost-burdened. Run your numbers
- New York counties vary widely around this figure - compare specific counties before assuming this applies to yours. Compare vs Kings
- See where Franklin ranks nationally on rent. National rankings
Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. Actual asking rents can run higher or lower, and HUD updates FMRs once a year. This site is informational and not financial or relocation advice.
Every figure on PlainRent is rendered directly from HUD's published Fair Market Rent records, no number is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of FY 2026.