Renting · Section 8
Data from November 2026
Renting in Genesee County, New York
Genesee County has a HUD fair market rent of $1,113 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $929 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $21.40 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,113
- a month, HUD, Fiscal year 2027
- 54% less than in New York
- Typical rent
- $929
- a month, Census, Average 2020–2024
- 43% less than in New York
- Wage needed
- $21.40
- an hour, 2 bedrooms
- Or $44,520 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 45%
- spend 30% or more of income on rent
- 14% less than in New York
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 Genesee 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)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $775 | $14.90 | $31,000 |
| 1 bedroom | $894 | $17.19 | $35,760 |
| 2 bedrooms | $1,113 | $21.40 | $44,520 |
| 3 bedrooms | $1,326 | $25.50 | $53,040 |
| 4 bedrooms | $1,463 | $28.13 | $58,520 |
HUD area: Genesee 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 26 ZIP codes in Genesee County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,060 in 14054 to $1,420 in 14525. 18 ZIP codes are above the county's fair market rent ($1,113).
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)
| 14005 | Genesee County, NY | $910 | $1,040 | $1,300 | $1,550 | $1,710 |
|---|---|---|---|---|---|---|
| 14013 | Buffalo-Cheektowaga, NY | $810 | $930 | $1,160 | $1,380 | $1,520 |
| 14013 | Genesee County, NY | $810 | $930 | $1,160 | $1,380 | $1,520 |
| 14020 | Genesee County, NY | $790 | $910 | $1,130 | $1,350 | $1,490 |
| 14036 | Buffalo-Cheektowaga, NY | $770 | $890 | $1,110 | $1,320 | $1,460 |
| 14036 | Genesee County, NY | $770 | $890 | $1,110 | $1,320 | $1,460 |
| 14040 | Genesee County, NY | $860 | $920 | $1,110 | $1,370 | $1,600 |
| 14040 | Wyoming County, NY | $860 | $920 | $1,110 | $1,370 | $1,600 |
| 14054 | Genesee County, NY | $760 | $860 | $1,060 | $1,260 | $1,450 |
| 14054 | Wyoming County, NY | $760 | $860 | $1,060 | $1,260 | $1,450 |
| 14056 | Genesee County, NY | $770 | $890 | $1,110 | $1,320 | $1,460 |
| 14058 | Genesee County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14058 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14125 | Genesee County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14125 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14143 | Genesee County, NY | $800 | $940 | $1,150 | $1,370 | $1,520 |
| 14416 | Genesee County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14416 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14422 | Genesee County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14422 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14482 | Genesee County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14482 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14525 | Genesee County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14525 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14525 | Wyoming County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14557 | Genesee County, NY | $730 | $860 | $1,060 | $1,260 | $1,400 |
- 14005 · Genesee County, NY $1,300$1,550
- 14013 · Buffalo-Cheektowaga, NY $1,160$1,380
- 14013 · Genesee County, NY $1,160$1,380
- 14020 · Genesee County, NY $1,130$1,350
- 14036 · Buffalo-Cheektowaga, NY $1,110$1,320
- 14036 · Genesee County, NY $1,110$1,320
- 14040 · Genesee County, NY $1,110$1,370
- 14040 · Wyoming County, NY $1,110$1,370
- 14054 · Genesee County, NY $1,060$1,260
- 14054 · Wyoming County, NY $1,060$1,260
- 14056 · Genesee County, NY $1,110$1,320
- 14058 · Genesee County, NY $1,420$1,710
- 14058 · Rochester, NY $1,420$1,710
- 14125 · Genesee County, NY $1,420$1,710
- 14125 · Rochester, NY $1,420$1,710
- 14143 · Genesee County, NY $1,150$1,370
- 14416 · Genesee County, NY $1,420$1,710
- 14416 · Rochester, NY $1,420$1,710
- 14422 · Genesee County, NY $1,420$1,710
- 14422 · Rochester, NY $1,420$1,710
- 14482 · Genesee County, NY $1,420$1,710
- 14482 · Rochester, NY $1,420$1,710
- 14525 · Genesee County, NY $1,420$1,710
- 14525 · Rochester, NY $1,420$1,710
- 14525 · Wyoming County, NY $1,420$1,710
- 14557 · Genesee County, NY $1,060$1,260
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Genesee County, 45% 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.
45%
of renter households spend 30% or more of their income on rent.
6,522 households rent in Genesee County
- Spend half or more of their income 22%
- Spend 30% or more, but less than half 23%
- Spend less than 30% 55%
Compared with the state and the country
- Genesee 45%
- New York 52%
- United States 51%
Low-income apartments
Low-income apartments in Genesee County
HUD lists 18 properties with homes for low-income households in Genesee 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)
- 10
- HUD-assisted
- 6
- public housing
- 2
762 homes in all; 759 of them low-income, according to HUD.
- 400 Towers Public housing 400 E Main St, Batavia 14020 150 homes, 148 low-income · Run by Batavia Housing Authority · Average payment: $450 a month · Average wait: 6 months · (585) 344-1888
- Washington Towers HUD-assisted 1 State St, Batavia 14020 131 homes, 130 low-income · For older adults · (585) 344-0200
- Big Tree Glen Tax credit (LIHTC) 3727 W Main Street Rd, Batavia 14020 56 low-income homes · 1 bd: 16 · 2 bd: 24 · 3 bd: 16 · In service since 2016 · For families
- 3 Sites Public housing 15 Edwards St, Batavia 14020 49 low-income homes · Run by Batavia Housing Authority · Average payment: $560 a month · Average wait: 9 months · Homes at several sites · (585) 344-1888
- Batavia Special Needs Apts Tax credit (LIHTC) 555 E Main St, Batavia 14020 42 low-income homes · 1 bd: 40 · 2 bd: 2 · In service since 2009 · For people with disabilities
- Leroy Meadows HUD-assisted 18 Genesee St, Le Roy 14482 40 low-income homes · For older adults · (585) 343-2356
- Monsignor Kirby Apartments HUD-assisted 203 Oak St, Batavia 14020 39 low-income homes · For older adults · (585) 344-3610
- Bank Street Senior Apts Tax credit (LIHTC) 16 Bank St, Batavia 14020 37 low-income homes · 1 bd: 34 · 2 bd: 3 · In service since 2010 · For older adults, people with disabilities
- Genesee Park Place Apts Tax credit (LIHTC) 145 Park Rd, Batavia 14020 32 low-income homes · 1 bd: 32 · In service since 1999 · For older adults
- Havenwood Congregate Living Tax credit (LIHTC) 240 Richmond Ave, Batavia 14020 32 low-income homes · 1 bd: 32 · In service since 2005 · For older adults
- Bergen Meadows Tax credit (LIHTC) 6619 N Lake Rd, Bergen 14416 24 low-income homes · 1 bd: 24 · In service since 1992 · For older adults
- Colony Run Townhouses Tax credit (LIHTC) 89 Colony Run, Attica 14011 24 low-income homes · 2 bd: 4 · 3 bd: 12 · 4 bd: 8 · In service since 1995 · For families
- Corfu Meadows Tax credit (LIHTC) 53 W Main St, Corfu 14036 24 low-income homes · 1 bd: 24 · For families
- Meadows at South Main Tax credit (LIHTC) 172 1/2 S Main St, Batavia 14020 24 low-income homes · 1 bd: 24 · In service since 1992 · For older adults
- Northside Meadows Tax credit (LIHTC) 335 Bank St, Batavia 14020 24 low-income homes · 2 bd: 16 · 3 bd: 8 · In service since 1993 · For families
- Leisuretimers Apartments HUD-assisted 364 Bloomingdale Rd, Akron 14001 22 low-income homes · For older adults · (585) 542-5984
- Lifetime Community Apartments HUD-assisted 87 Lake St, Le Roy 14482 8 low-income homes · For people with disabilities
- Garibaldi Street Residence HUD-assisted 40 Garibaldi Ave, Oakfield 14125 4 low-income homes · For people with disabilities · (585) 948-8001
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 Genesee County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Genesee County. Here is what the rules say:
The rules, with their source
-
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. Source: HUD
-
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). Source: 24 CFR §5.603, §982.201(b)
-
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
-
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. Source: 24 CFR §982.1(a)(3)
-
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $20,450 | $34,050 | $54,450 |
| 2 people | $23,350 | $38,900 | $62,200 |
| 3 people | $27,320 | $43,750 | $70,000 |
| 4 people | $33,000 | $48,600 | $77,750 |
| 5 people | $38,680 | $52,500 | $84,000 |
| 6 people | $44,360 | $56,400 | $90,200 |
| 7 people | $50,040 | $60,300 | $96,450 |
| 8 people | $55,720 | $64,200 | $102,650 |
Area median income: $97,200. HUD income limits by family size, Fiscal year 2026. Area: Genesee County, NY. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $698 – $853
- 1 bedroom $805 – $983
- 2 bedrooms $1,002 – $1,224
- 3 bedrooms $1,193 – $1,459
- 4 bedrooms $1,317 – $1,609
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
- Batavia Housing Authority Public housing · 197 public housing units (585) 344-1888
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 ruleCompare 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 Genesee County
This HUD-approved agency has an office in Genesee County. They counsel for free or at low cost.
-
Pathstone Corporation- Batavia, NY
30 Jefferson Ave, Batavia
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 7 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Genesee 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
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,226
What you need before you get the keys.
What adds up
- First month
- $1,113
- Security deposit
- $1,113
- Total
- $2,226
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.
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.
Frequently asked questions
What is the fair market rent in Genesee County?
According to HUD (Fiscal year 2027): Studio: $775; 1 bedroom: $894; 2 bedrooms: $1,113; 3 bedrooms: $1,326; 4 bedrooms: $1,463. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Genesee County?
Paying the 2-bedroom fair market rent ($1,113) without spending more than 30% of income takes $21.40 an hour full time, or $44,520 a year.
Who qualifies for Section 8 in Genesee County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $48,600 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 Genesee 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 $1,002 and $1,224 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Genesee County?
For 2 bedrooms they run from $1,060 in 14054 to $1,420 in 14525. 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 Genesee County?
HUD lists 18 properties with homes for low-income households in Genesee 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 Genesee County?
HUD counts rent as a burden when it reaches 30% of income or more. In Genesee County, 45% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).