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.

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)

Studio
State avg: $1,215 · US avg: $893
$720/mo
↑ 6.8% YoY -41% vs state -19% vs US
1 Bedroom
State avg: $1,315 · US avg: $959
$862/mo
↑ 4.6% YoY -34% vs state -10% vs US
2 Bedroom
State avg: $1,579 · US avg: $1,175
$1,044/mo
↑ 6.2% YoY -34% vs state -11% vs US
3 Bedroom
State avg: $1,976 · US avg: $1,525
$1,299/mo
↑ 4.8% YoY -34% vs state -15% vs US
4 Bedroom
State avg: $2,193 · US avg: $1,756
$1,489/mo
↑ 4.1% YoY -32% vs state -15% vs US

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.

Studio
13.6%
Affordable
Need $28,800/yr for 30% rule
1 Bedroom
16.2%
Affordable
Need $34,480/yr for 30% rule
2 Bedroom
19.7%
Affordable
Need $41,760/yr for 30% rule
3 Bedroom
24.5%
Affordable
Need $51,960/yr for 30% rule
4 Bedroom
28%
Affordable
Need $59,560/yr for 30% rule
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.

0%100%National avg22%19.7%
Franklin County 2-bedroom rent burden
County median income: $63,747 · National avg burden: 21.7% ·View New York rent burden →

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

$600–$800: 23 counties (1%). Below this entry. $800–$1,000: 1,406 counties (45%). Below this entry. $1,000–$1,200: 723 counties (23%). This entry sits in this band. $1,200–$1,400: 417 counties (13%). Above this entry. $1,400–$1,600: 181 counties (6%). Above this entry. $1,600–$1,800: 172 counties (5%). Above this entry. $1,800–$2,000: 108 counties (3%). Above this entry. $2,000–$2,200: 29 counties (1%). Above this entry. $2,200–$2,400: 40 counties (1%). Above this entry. $2,400–$2,600: 13 counties (0%). Above this entry. $2,600–$2,800: 9 counties (0%). Above this entry. $2,800–$3,000: 15 counties (0%). Above this entry. $3,000–$3,200: 3 counties (0%). Above this entry. $3,200–$3,400: 1 counties (0%). Above this entry. $3,400–$3,600: 1 counties (0%). Above this entry. $3,600–$3,800: 3 counties (0%). Above this entry. $3,800–$4,000: 0 counties (0%). Above this entry. $4,000–$4,200: 0 counties (0%). Above this entry. $4,200–$4,400: 1 counties (0%). Above this entry. This county $600 $4,400 every US county, bucketed by value

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

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).

Source U.S. Department of Housing and Urban Development (HUD) As of FY2026

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
Salaries: BLS OES (New York) median · 30% = affordable threshold · Try the salary calculator →

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).

$600$650$700$750$800$850$900 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $862
Franklin County 1-bedroom Fair Market Rent, FY2020–FY2026
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
Total change (6yr): +32.2%
Annualized: +4.8%/yr
1 BR: $652 → $862

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).

Chenango County
2 BR: $973/mo
Wyoming County
2 BR: $973/mo
Allegany County
2 BR: $974/mo
Chautauqua County
2 BR: $975/mo
Cattaraugus County
2 BR: $1,007/mo
Lewis County
2 BR: $1,008/mo
Delaware County
2 BR: $1,033/mo
Franklin County (this county)
2 BR: $1,044/mo
St. Lawrence County
2 BR: $1,071/mo
Steuben County
2 BR: $1,081/mo
Fulton County
2 BR: $1,087/mo
Yates County
2 BR: $1,097/mo
Montgomery County
2 BR: $1,102/mo
Broome County
2 BR: $1,103/mo
Tioga County
2 BR: $1,103/mo
Cayuga County
2 BR: $1,124/mo

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).

Sullivan County
TN · 2 BR $1,044/mo
Hawkins County
TN · 2 BR $1,044/mo
Washington County
VA · 2 BR $1,044/mo
Scott County
VA · 2 BR $1,044/mo

Similar rent burden

Nearest 2BR FMR as a share of median household income (outside NY).

Lincoln County
KS · 19.7% of income · 2 BR $877/mo
Adams County
IL · 19.7% of income · 2 BR $1,064/mo
Faulk County
SD · 19.7% of income · 2 BR $950/mo
Cimarron County
OK · 19.7% of income · 2 BR $937/mo

Nearby Counties in New York

Largest counties by population in New York

Showing the 8 largest of 61 other counties in New York.

Kings County
1 BR: $2,655/mo Pop: 2,679,620
Queens County
1 BR: $2,655/mo Pop: 2,360,826
New York County
1 BR: $2,655/mo Pop: 1,645,867
Suffolk County
1 BR: $2,379/mo Pop: 1,524,486
Bronx County
1 BR: $2,655/mo Pop: 1,443,229
Nassau County
1 BR: $2,379/mo Pop: 1,389,160
Westchester County
1 BR: $2,655/mo Pop: 997,904
Erie County
1 BR: $1,139/mo Pop: 951,232
View all 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).

Disclaimer: This information is provided for informational purposes only and does not constitute professional advice. Data is sourced from the U.S. Census Bureau and HUD Fair Market Rents. Consult a qualified professional before making decisions based on this data.

All federal data sources used on this page
  • HUD Fair Market Rents (FMR) - county-level fair-market rent estimates by bedroom count. huduser.gov/datasets/fmr
  • HUD Income Limits - area median income for affordability calculations. huduser.gov/datasets/il
  • HUD Comprehensive Housing Affordability Strategy (CHAS) - rent burden and housing-cost distribution. huduser.gov/datasets/cp
  • U.S. Census Bureau ACS - county and metro housing characteristics + median rent. census.gov/programs-surveys/acs
  • BLS Consumer Price Index, Rent of Primary Residence - rent inflation by metro. bls.gov/cpi
  • IRS Migration Data (SOI) - interstate migration aggregates affecting county demand. irs.gov/statistics/migration
  • BLS Occupational Employment and Wage Statistics - state-level median wages by occupation, used for job affordability analysis. bls.gov/oes

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.