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Renting · Section 8

Data from November 2026

Renting in Jefferson County, New York

Jefferson County has a HUD fair market rent of $1,453 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,213 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $27.94 an hour, full time.

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Fair market rent, 2 bedrooms
$1,453
a month, HUD, Fiscal year 2027
40% less than in New York
Typical rent
$1,213
a month, Census, Average 2020–2024
25% less than in New York
Wage needed
$27.94
an hour, 2 bedrooms
Or $58,120 a year, to spend no more than 30% of income on rent.
Rent-burdened households
48%
spend 30% or more of income on rent
8% 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 Jefferson County: what sets it apart

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

  1. Jefferson County has the highest typical rent in its area: $1,213, more than any of its 6 neighboring counties; next is Onondaga County ($1,108).

  2. At 55%, Jefferson County ranks 6th among the 62 counties in New York for the lowest homeownership rate.

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 Jefferson 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)

According to Zillow (ZORI), the typical asking rent in Jefferson County was $1,496 a month in September 2026: 7.5% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

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 $1,012 $19.46 $40,480
1 bedroom $1,111 $21.37 $44,440
2 bedrooms $1,453 $27.94 $58,120
3 bedrooms $1,995 $38.37 $79,800
4 bedrooms $2,376 $45.69 $95,040

HUD area: Watertown-Fort Drum, NY MSA. 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 45 ZIP codes in Jefferson County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,270 in 13605 to $1,800 in 13603. 7 ZIP codes are above the county's fair market rent ($1,453).

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 Jefferson County, 48% 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.

48%

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

21,588 households rent in Jefferson County

  • Spend half or more of their income 23%
  • Spend 30% or more, but less than half 25%
  • Spend less than 30% 52%

Compared with the state and the country

  • Jefferson 48%
  • New York 52%
  • United States 51%

Low-income apartments

Low-income apartments in Jefferson County

HUD lists 29 properties with homes for low-income households in Jefferson 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)
14
HUD-assisted
11
public housing
5

3,057 homes in all; 2,630 of them low-income, according to HUD.

  • Northside Public housing 113 W Main St, Watertown 13601 299 homes, 289 low-income · Run by Watertown Housing Authority · Average payment: $446 a month · Average wait: 14 months · (315) 782-1251
  • Hkbbe Apts Tax credit (LIHTC) 105 Washington St, Watertown 13601 254 low-income homes · Studio: 12 · 1 bd: 245 · 2 bd: 5
  • North Country Rural Preservation Tax credit (LIHTC) 258 Champion St, Carthage 13619 254 homes, 250 low-income · 1 bd: 110 · 2 bd: 144 · In service since 2011
  • Eastbrook Public housing 1708 Ohio St, Watertown 13601 200 low-income homes · Run by Watertown Housing Authority · Average payment: $518 a month · Average wait: 17 months · (315) 782-1251
  • HKBBE Apartments HUD-assisted 206 State St, Watertown 13601 262 homes, 174 low-income · For older adults · (315) 782-8497
  • Huntington Heights HUD-assisted 1620A Huntington St, Watertown 13601 151 homes, 150 low-income · For families · (315) 782-6995
  • Midtown Towers Public housing 142 Mechanic St, Watertown 13601 149 low-income homes · Run by Watertown Housing Authority · Average payment: $381 a month · Average wait: 4 months · (315) 782-1251
  • Black River Apartments HUD-assisted 327 Holcomb St, Watertown 13601 115 low-income homes · For families · (315) 782-6896
  • Black River Apartments Tax credit (LIHTC) 309 Mill St, Watertown 13601 115 homes, 107 low-income · Studio: 7 · 1 bd: 46 · 2 bd: 36 · 3 bd: 26 · In service since 2017
  • Curtis Apartments HUD-assisted 336 W Main St, Watertown 13601 108 homes, 107 low-income · For older adults · (315) 788-3711
  • Long Falls Public housing 222 State St, Carthage 13619 100 low-income homes · Run by Wilna Housing Authority · Average payment: $432 a month · Average wait: 61 months · (315) 493-1480
  • Maple Court Apartments HUD-assisted 591 Weldon Dr, Watertown 13601 92 low-income homes · For families · (315) 782-2060
  • Maple Court Tax credit (LIHTC) 111 Kieff Dr, Watertown 13601 92 homes, 91 low-income · Studio: 7 · 1 bd: 55 · 2 bd: 22 · 3 bd: 8 · In service since 2015
  • Creekwood Phase II Tax credit (LIHTC) 209 Creekwood Dr, Watertown 13601 104 homes, 78 low-income · 1 bd: 15 · 2 bd: 42 · 3 bd: 21 · In service since 2014
  • Strawberry Lane Tax credit (LIHTC) · HUD-assisted 912 Strawberry Ln, Clayton 13624 71 homes, 64 low-income · 1 bd: 67 · 2 bd: 4 · In service since 2002 · For older adults · (315) 686-4386
  • Country View Apartments HUD-assisted 87 E Church St, Adams 13605 51 homes, 50 low-income · For older adults · (315) 232-2622
  • Woolworth Apartments Tax credit (LIHTC) 11 Public Sq, Watertown 13601 51 homes, 50 low-income · 1 bd: 35 · 2 bd: 15 · In service since 2015
  • West Carthage Public housing 63 Madison St, Carthage 13619 50 low-income homes · Run by Wilna Housing Authority · Average payment: $550 a month · Average wait: 1 month · (315) 493-1480
  • Summit Wood Homes Tax credit (LIHTC) 2240 Kristina Park, Watertown 13601 200 homes, 42 low-income · 1 bd: 36 · 2 bd: 136 · 3 bd: 28 · In service since 2008
  • Starwood Apts Tax credit (LIHTC) 845 Starbuck Ave, Watertown 13601 91 homes, 39 low-income · 1 bd: 6 · 2 bd: 25 · 3 bd: 54 · 4 bd: 6 · In service since 2007 · For families, people experiencing homelessness
  • Briarwood Meadow Apt HUD-assisted 201 Stone DR, Black River 13612 33 low-income homes · For families · (315) 773-0024
  • ST. Anthony Apartments HUD-assisted 170 Conger Ave, Watertown 13601 30 low-income homes · For older adults · (315) 782-3289
  • Kamargo HSG HUD-assisted 224 Leray St, Black River 13612 24 low-income homes · For older adults · (315) 773-6918
  • Henderson School Apartments HUD-assisted 12541 Harborview Dr, Henderson 13650 23 low-income homes · For older adults · (315) 938-7447
  • Emerson Place Tax credit (LIHTC) 20 Emerson Pl, Watertown 13601 22 low-income homes · 1 bd: 3 · 2 bd: 1 · 3 bd: 16 · 4 bd: 2 · In service since 2003
  • 256-262 State Street Tax credit (LIHTC) 256 State St, Carthage 13619 20 low-income homes · 1 bd: 9 · 2 bd: 11 · In service since 2005
  • Franklin Building Tax credit (LIHTC) 50 Public Sq, Watertown 13601 16 low-income homes · Studio: 4 · 1 bd: 6 · 2 bd: 6 · In service since 2011 · For families, people experiencing homelessness
  • Briarwood Village Apts Tax credit (LIHTC) 12 Briarwood Dr, Alexandria Bay 13607 23 homes, 11 low-income · 1 bd: 2 · 2 bd: 9 · In service since 2000 · For families
  • Creekwood Phase I Tax credit (LIHTC) 110 Creekwood Dr, Watertown 13601 57 homes · In service since 2013

One property has two programs at the same address and appears once. Search HUD's map

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 Jefferson County

The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Jefferson 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: $86,600. HUD income limits by family size, Fiscal year 2026. Area: Watertown-Fort Drum, NY MSA. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

  • Studio $911 – $1,113
  • 1 bedroom $1,000 – $1,222
  • 2 bedrooms $1,308 – $1,598
  • 3 bedrooms $1,796 – $2,195
  • 4 bedrooms $2,138 – $2,614

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 Jefferson County

This HUD-approved agency has an office in Jefferson County. They counsel for free or at low cost.

  • Neighbors of Watertown, Inc.

    112 Franklin St, Watertown

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (315) 782-8497
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 Jefferson 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

$2,906

What you need before you get the keys.

What adds up

First month
$1,453
Security deposit
$1,453
Total
$2,906

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 Jefferson County?

According to HUD (Fiscal year 2027): Studio: $1,012; 1 bedroom: $1,111; 2 bedrooms: $1,453; 3 bedrooms: $1,995; 4 bedrooms: $2,376. It covers rent plus basic utilities, except the phone.

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

Paying the 2-bedroom fair market rent ($1,453) without spending more than 30% of income takes $27.94 an hour full time, or $58,120 a year.

Who qualifies for Section 8 in Jefferson 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 Jefferson 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 $1,308 and $1,598 a month. Your agency publishes its figure.

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

For 2 bedrooms they run from $1,270 in 13605 to $1,800 in 13603. 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 Jefferson County?

HUD lists 29 properties with homes for low-income households in Jefferson 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 Jefferson County?

HUD counts rent as a burden when it reaches 30% of income or more. In Jefferson County, 48% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).