County FMR · HUD FY2026
Orange County Fair Market Rent
HUD's FY2026 Fair Market Rent for Orange County, NY - 62% above the US average.
- $1,549
- 1-bedroom FMR
- $1,979
- 2-bedroom FMR
- +3.8%
- YoY change
- +62%
- vs US avg
FY 2026 HUD Fair Market Rent for Orange County, NY. Verify with HUD →
The Fair Market Rent for a 1-bedroom apartment in Orange County, New York is $1,549 per month in FY 2026, according to the U.S. Department of Housing and Urban Development (HUD). A 2-bedroom costs $1,979/mo and a studio is $1,364/mo.
This is 62% higher than the national average of $959 and 18% above the New York average of $1,315. Rent increased3.8% from FY 2025 ($1,492), outpacing inflation. To afford rent here, a household needs at least $61,960/year based on the 30% affordability rule.
FY 2026 HUD Fair Market Rents in New York. Population: 401,237.
What these rents mean for Orange County
HUD's FY 2026 Fair Market Rent schedule sets the Orange County New York 1-bedroom at $1,549, with a studio at $1,364, 2-bedroom at $1,979, 3-bedroom at $2,511, and 4-bedroom at $2,694. These figures represent the 40th percentile of gross rents, meaning 60% of standard-quality rental units in this HUD area cost more. The Orange County FMR area applies to all ZIP codes inside the county boundary, and New York's housing authorities use it as the baseline when setting Section 8 Housing Choice Voucher payment standards (typically 90%–110% of FMR).
Compared to the rest of the country, a 1-bedroom here is 62% above the US average of $959 and 18% higher than the New York state average of $1,315. Year-over-year, the 1-bedroom FMR moved from $1,492 in FY 2025 to $1,549 in FY 2026 - a change of +3.8%, which outpaces typical consumer inflation.
For budgeting, the traditional 30% affordability rule says rent should not exceed 30% of gross household income. At the FY 2026 1-bedroom FMR of $1,549, that implies a household income of $61,960 per year (about $5,163/month) to stay affordable, a 2-bedroom at $1,979 pushes that threshold even higher. With a population of 401,237 and a county median household income of $96,497, the arithmetic here directly shapes which wage earners can rent without being cost-burdened. Rent-burdened households (paying more than 30% of income) and severely burdened households (above 50%) face a sharply higher risk of housing instability, and this county's numbers set the benchmark for assessing that risk.
Fair Market Rents (2026)
Year-over-Year Comparison
| Bedrooms | FY 2025 | FY 2026 | Change |
|---|---|---|---|
| Studio | $1,308 | $1,364 | +$56 (+4.3%) |
| 1 Bedroom | $1,492 | $1,549 | +$57 (+3.8%) |
| 2 Bedroom | $1,907 | $1,979 | +$72 (+3.8%) |
| 3 Bedroom | $2,433 | $2,511 | +$78 (+3.2%) |
| 4 Bedroom | $2,631 | $2,694 | +$63 (+2.4%) |
Affordability Snapshot
Based on the standard that rent should not exceed 30% of gross income:
Rent Burden Analysis
How much of household income goes to rent in Orange County. The 30% threshold indicates cost burden.
How Orange 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
- Orange
Orange County
$1,549 1BR FMR / mo
What this shows Orange is highlighted. Bars are FY2026 HUD 1-bedroom Fair Market Rents.
Can Common Jobs Afford Rent Here?
How a 1-bedroom at $1,549/mo compares to New York salaries for popular occupations, using the 30%-of-income affordability rule. Wage figures are state-level median annual earnings from the U.S. Bureau of Labor Statistics Occupational Employment & Wage Statistics.
| Occupation | NY Salary | Rent Burden | Verdict |
|---|---|---|---|
| Software Developers | $161,260 | 11.5% | Affordable |
| General & Operations Managers | $129,990 | 14.3% | Affordable |
| Registered Nurses | $105,600 | 17.6% | Affordable |
| Accountants & Auditors | $101,780 | 18.3% | Affordable |
| Police & Sheriff's Patrol Officers | $93,050 | 20% | Affordable |
| Elementary School Teachers | $82,480 | 22.5% | Affordable |
| Electricians | $77,460 | 24% | Affordable |
| Paralegals & Legal Assistants | $66,390 | 28% | Affordable |
| Heavy & Tractor-Trailer Truck Drivers | $60,520 | 30.7% | Stretched |
| Customer Service Representatives | $47,840 | 38.9% | Stretched |
| Pharmacy Technicians | $40,840 | 45.5% | Stretched |
| Janitors & Cleaners | $39,920 | 46.6% | Stretched |
| Retail Salespersons | $37,020 | 50.2% | Unaffordable |
| Teaching Assistants | $36,600 | 50.8% | Unaffordable |
| Fast Food & Counter Workers | $35,270 | 52.7% | Unaffordable |
Rent Trends (2020–2026)
7-year Fair Market Rent history for Orange County. Shows how HUD rental rates have changed over time.
| Year | Studio | 1 BR | 2 BR |
|---|---|---|---|
| FY 2026 ↑3.8% | $1,364 | $1,549 | $1,979 |
| FY 2025 ↑5.1% | $1,308 | $1,492 | $1,907 |
| FY 2024 ↑15.1% | $1,237 | $1,419 | $1,825 |
| FY 2023 ↑11.4% | $1,126 | $1,233 | $1,583 |
| FY 2022 ↓4.6% | $1,033 | $1,107 | $1,412 |
| FY 2021 ↑4.3% | $1,088 | $1,160 | $1,467 |
| FY 2020 | $1,021 | $1,112 | $1,397 |
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Frequently Asked Questions
What is the average rent in Orange County? ▼
How does Orange County rent compare to the national average? ▼
What income do I need to afford rent in Orange County? ▼
Is rent going up or down in Orange County? ▼
Which jobs can afford rent in Orange County? ▼
How much has rent changed in Orange County over time? ▼
How does Fair Market Rent affect Section 8 vouchers in Orange County? ▼
What does Fair Market Rent mean for Orange County? ▼
Rental Guides
Explore more rent data
More HUD Fair Market Rent tools and rankings for Orange County and beyond.
What this means for renters
Treat Orange's FY2026 Fair Market Rent as HUD's affordability benchmark, not a market quote.
- Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $1,549 implies about $61,960/yr to rent without being cost-burdened. Run your numbers
- Compare this county against nearby metros and states before signing a lease. Compare areas
- See where it sits on the national rent map. View rankings
Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. Actual asking rents in Orange can run higher or lower, and HUD updates FMRs once a year.
Data Sources
Primary source: U.S. Department of Housing and Urban Development (HUD), FY 2026 Fair Market Rents. FMRs represent the 40th percentile of gross rents for standard quality units in each area.
Affordability data: Income-to-rent ratios calculated using the 30% affordability standard. Population and income data from U.S. Census Bureau American Community Survey (ACS) estimates.
Salary data: Bureau of Labor Statistics (BLS) Occupational Employment and Wage Statistics, used for job affordability analysis.
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.
Read our methodology - how this data is sourced, computed, and verified.
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