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Renting · Section 8

Data from November 2026

Renting in Franklin County, New York

Franklin County has a HUD fair market rent of $1,014 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $843 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.50 an hour, full time.

Figure your move-in cash Section 8 here
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Fair market rent, 2 bedrooms
$1,014
a month, HUD, Fiscal year 2027
58% less than in New York
Typical rent
$843
a month, Census, Average 2020–2024
48% less than in New York
Wage needed
$19.50
an hour, 2 bedrooms
Or $40,560 a year, to spend no more than 30% of income on rent.
Rent-burdened households
37%
spend 30% or more of income on rent
28% less than in New York

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates

Only here

Renting in Franklin County: what sets it apart

What this place has that others do not, from public data, most unusual first.

  1. At 37%, Franklin County ranks 2nd among the 62 counties in New York for the smallest share of rent-burdened renters.

Sources: U.S. Census Bureau (Average 2020–2024).

Fair market rent

What HUD sets for each size

Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Franklin County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.

The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size Fair rent per month Hourly wage Income needed per year
Studio $706 $13.58 $28,240
1 bedroom $860 $16.54 $34,400
2 bedrooms $1,014 $19.50 $40,560
3 bedrooms $1,209 $23.25 $48,360
4 bedrooms $1,415 $27.21 $56,600

HUD area: Franklin County, NY. Source: HUD, Fiscal year 2027

By ZIP code

The fair market rent for your ZIP code

HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 31 ZIP codes in Franklin County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,010 in 12914 to $1,200 in 12930. 18 ZIP codes are above the county's fair market rent ($1,014).

Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)

Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD)

Rent burden

How many households spend too much

HUD counts rent as a burden when it reaches 30% of income or more. In Franklin County, 37% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).

Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.

37%

of renter households spend 30% or more of their income on rent.

5,363 households rent in Franklin County

  • Spend half or more of their income 20%
  • Spend 30% or more, but less than half 17%
  • Spend less than 30% 63%

Compared with the state and the country

  • Franklin 37%
  • New York 52%
  • United States 51%

Low-income apartments

Low-income apartments in Franklin County

HUD lists 18 properties with homes for low-income households in Franklin County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.

with tax credits (LIHTC)
8
HUD-assisted
6
public housing
4

779 homes in all; 749 of them low-income, according to HUD.

  • Elm Manor/Riverside Haven Public housing 59 Sawyer Ave, Malone 12953 175 low-income homes · Run by Malone Housing Authority · Average payment: $455 a month · Average wait: 8 months · Homes at several sites · (518) 483-3070
  • Indian Trails Apartments Tax credit (LIHTC) 11 Gentle Breeze Dr, Malone 12953 128 homes, 100 low-income · 1 bd: 38 · 2 bd: 65 · 3 bd: 25 · In service since 2016
  • Ivy Terrace Public housing 127 Ivy Ter, Tupper Lake 12986 90 low-income homes · Run by Tupper Lake Housing Authority · Average payment: $479 a month · Average wait: 6 months · (518) 359-9220
  • Lake Flower Apts. Public housing 14 Kiwassa Rd, Saranac Lake 12983 78 low-income homes · Run by Harrietstown Housing Authority · Average payment: $396 a month · Average wait: 6 months · (518) 891-3050
  • Donald E. Smith Apartments HUD-assisted 15 Church St, Tupper Lake 12986 50 low-income homes · For older adults · (518) 359-2500
  • Maple Leaf HUD-assisted 30 Uno St, North Bangor 12966 46 low-income homes · For older adults · (518) 483-0548
  • Adirondack Apartments HUD-assisted 225 Lake St, Saranac Lake 12983 40 homes, 39 low-income · For families · (518) 891-6432
  • Algonquin Apts. Public housing 240 George Lapan Memorial Hwy, Saranac Lake 12983 35 low-income homes · Run by Harrietstown Housing Authority · Average payment: $720 a month · Average wait: 6 months · (518) 891-3050
  • Sweetflag Estate HUD-assisted 419 Roosevelt RD, Rooseveltown 13683 30 homes, 29 low-income · For older adults · (518) 358-4860
  • Valley Ridge Manor HUD-assisted 14827 State Route 30, Malone 12953 20 low-income homes · For older adults · (518) 481-6670
  • Windmill Estates (malone IV) Tax credit (LIHTC) 23 Windmill Ln, Malone 12953 20 low-income homes · 2 bd: 4 · 3 bd: 12 · 4 bd: 4 · In service since 2008 · For families
  • Woodlands Tax credit (LIHTC) 15 Woodland Dr, Tupper Lake 12986 18 low-income homes · 1 bd: 16 · 2 bd: 2 · In service since 1995 · For older adults
  • Malone Phase III Tax credit (LIHTC) 33 Countryside Ln, Malone 12953 12 low-income homes · 2 bd: 8 · 3 bd: 4 · In service since 1999 · For families
  • ST. Regis Falls Riverfront Apts HUD-assisted 32 N River Rd, Saint Regis Falls 12980 10 low-income homes · For older adults · (518) 856-9574
  • L'esperance Housing Project Tax credit (LIHTC) 26 L Esperance Ln, Malone 12953 8 low-income homes · 2 bd: 4 · 3 bd: 4 · In service since 1996 · For people experiencing homelessness
  • Malone Apts Tax credit (LIHTC) 17 L Esperance Ln, Malone 12953 8 low-income homes · 1 bd: 1 · 2 bd: 4 · 3 bd: 3 · In service since 1994 · For people experiencing homelessness
  • Tupper Lake Apts Tax credit (LIHTC) 305 McLaughlin Ave, Tupper Lake 12986 8 low-income homes · 2 bd: 5 · 3 bd: 3 · In service since 1995 · For people experiencing homelessness
  • Broadway Apts Tax credit (LIHTC) 88 Broadway, Saranac Lake 12983 3 low-income homes · 1 bd: 2 · 3 bd: 1 · In service since 2000 · For people experiencing homelessness

Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.

Section 8

The Section 8 voucher in Franklin County

The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 3 agencies serve in Franklin County. Here is what the rules say:

The rules, with their source

  1. You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. HUD

  2. Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). 24 CFR §5.603, §982.201(b)

  3. Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). 24 CFR §982.201(b)(2)

  4. If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. 24 CFR §982.1(a)(3)

  5. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. 24 CFR §982.508

  6. Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. 24 CFR §982.503(b), (c)

Mixed-status families: how assistance is figured
HUD income limits Yearly income of the whole family, before taxes.
People Extremely low (30%) Very low (50%) Low
$18,900 $31,500 $50,350
$21,640 $36,000 $57,550
$27,320 $40,500 $64,750
$33,000 $44,950 $71,900
$38,680 $48,550 $77,700
$44,360 $52,150 $83,450
$50,040 $55,750 $89,200
$55,720 $59,350 $94,950

Area median income: $82,200. HUD income limits by family size, Fiscal year 2026. Area: Franklin County, NY. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

  • Studio $635 – $777
  • 1 bedroom $774 – $946
  • 2 bedrooms $913 – $1,115
  • 3 bedrooms $1,088 – $1,330
  • 4 bedrooms $1,274 – $1,557

The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.

Housing agencies that serve this place

Housing agencies in New York Source: HUD, Retrieved November 6, 2026

Your rights as a tenant in New York

What New York law says about deposits, notices and eviction, with the citation for each rule.

See your rights, rule by rule

Compare these rules with other states →

A summary of state law, not legal advice. Cities may have additional rules.

How much can they charge for a deposit?
Up to 1 month of rent
N.Y. Gen. Oblig. Law §7-108(1-a)(a)
When must they return my deposit?
14 days
N.Y. Gen. Oblig. Law §7-108(1-a)(e)
If I fall behind on rent, what notice must I get?
14 days
N.Y. Real Prop. Acts. Law §711(2)
How much notice before a rent increase?
30, 60, or 90 days, depending on the case
N.Y. Real Prop. Law §226-c(1)(a), (2)
  • Only a court order can remove youN.Y. Real Prop. Acts. Law §768(1)(a)
  • Protection from retaliationN.Y. Real Prop. Law §223-b(1)
  • Protection related to immigration statusN.Y. Exec. Law §296(5)(a)(3)

Help

Where to get help with rent in Franklin County

This is the nearest HUD-approved agency. They counsel for free or at low cost.

  • Friends of the North Country

    1387 Hardscrabble Rd, Cadyville · 30 miles away

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 4 more
    (518) 293-5045
See every agency in New York Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in Franklin County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.

Count power on top of the rent: in New York, the average home bill was $140 a month in 2024 (EIA). See electricity and gas costs

Open the full tool

Your move

We use the place's fair market rent and the state's deposit rule.

Adjust advanced details
Deposit and rent in advance
The deposit, in

Let's do the math

Cash to move in

$2,028

What you need before you get the keys.

What adds up

First month
$1,014
Security deposit
$1,014
Total
$2,028

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

When you'll have it

Enter what you can set aside each month to see how long it takes.

What helps

  • Ask for a receipt for every payment and keep a copy of the lease.
  • On move-in day, walk through the home and take dated photos.
  • Never send money for a home you haven't seen or a lease you haven't read.
Guide: the security depositGuide: avoiding rental scamsFamily budgetHow much rent can I afford?

This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in Franklin County?

According to HUD (Fiscal year 2027): Studio: $706; 1 bedroom: $860; 2 bedrooms: $1,014; 3 bedrooms: $1,209; 4 bedrooms: $1,415. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Franklin County?

Paying the 2-bedroom fair market rent ($1,014) without spending more than 30% of income takes $19.50 an hour full time, or $40,560 a year.

Who qualifies for Section 8 in Franklin County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $44,950 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.

How much does Section 8 pay in Franklin County?

The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $913 and $1,115 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in Franklin County?

For 2 bedrooms they run from $1,010 in 12914 to $1,200 in 12930. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.

How many low-income apartments are there in Franklin County?

HUD lists 18 properties with homes for low-income households in Franklin County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.

How many households spend too much on rent in Franklin County?

HUD counts rent as a burden when it reaches 30% of income or more. In Franklin County, 37% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).