Renting · Section 8
Data from November 2026
Renting in Orange County, New York
Orange County has a HUD fair market rent of $2,131 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,680 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $40.98 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $2,131
- a month, HUD, Fiscal year 2027
- 11% less than in New York
- Typical rent
- $1,680
- a month, Census, Average 2020–2024
- 4% more than in New York
- Wage needed
- $40.98
- an hour, 2 bedrooms
- Or $85,240 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 57%
- spend 30% or more of income on rent
- 10% more than in New York
Only here
Renting in Orange County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Among the neighboring counties, Sullivan County has the lowest typical rent ($1,106), 34% below the $1,680 in Orange County.
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 Orange 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 Orange County was $2,301 a month in September 2026: 3.2% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $1,484 | $28.54 | $59,360 |
| 1 bedroom | $1,659 | $31.90 | $66,360 |
| 2 bedrooms | $2,131 | $40.98 | $85,240 |
| 3 bedrooms | $2,685 | $51.63 | $107,400 |
| 4 bedrooms | $2,824 | $54.31 | $112,960 |
HUD area: Kiryas Joel-Poughkeepsie-Newburgh, 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 52 ZIP codes in Orange County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,790 in 10963 to $2,890 in 10958. 30 ZIP codes are above the county's fair market rent ($2,131).
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)
| 10910 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,510 | $1,690 | $2,170 | $2,730 | $2,880 |
|---|---|---|---|---|---|---|
| 10914 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,540 | $1,720 | $2,210 | $2,780 | $2,920 |
| 10915 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,510 | $1,690 | $2,170 | $2,730 | $2,880 |
| 10916 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,520 | $1,710 | $2,190 | $2,760 | $2,900 |
| 10917 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,800 | $2,020 | $2,590 | $3,270 | $3,440 |
| 10918 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,630 | $1,820 | $2,340 | $2,950 | $3,100 |
| 10919 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,530 | $1,700 | $2,180 | $2,780 | $2,900 |
| 10921 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,690 | $1,890 | $2,430 | $3,060 | $3,220 |
| 10922 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,400 | $1,570 | $2,010 | $2,530 | $2,660 |
| 10924 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,530 | $1,710 | $2,190 | $2,760 | $2,900 |
| 10925 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,410 | $1,570 | $2,020 | $2,550 | $2,680 |
| 10926 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,900 | $2,130 | $2,730 | $3,440 | $3,620 |
| 10928 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,600 | $1,790 | $2,300 | $2,900 | $3,050 |
| 10930 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,810 | $2,020 | $2,600 | $3,280 | $3,450 |
| 10932 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,500 | $1,680 | $2,160 | $2,720 | $2,860 |
| 10933 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,680 | $1,870 | $2,410 | $3,040 | $3,190 |
| 10940 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,500 | $1,680 | $2,160 | $2,720 | $2,860 |
| 10940 | Sullivan County, NY | $1,500 | $1,680 | $2,160 | $2,720 | $2,860 |
| 10941 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,570 | $1,760 | $2,260 | $2,850 | $2,990 |
| 10950 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,570 | $1,760 | $2,260 | $2,850 | $2,990 |
| 10953 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,610 | $1,800 | $2,320 | $2,920 | $3,070 |
| 10958 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $2,010 | $2,250 | $2,890 | $3,640 | $3,830 |
| 10963 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,230 | $1,400 | $1,790 | $2,260 | $2,430 |
| 10963 | Sullivan County, NY | $1,230 | $1,400 | $1,790 | $2,260 | $2,430 |
| 10969 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,510 | $1,690 | $2,160 | $2,720 | $2,890 |
| 10973 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,660 | $1,850 | $2,380 | $3,000 | $3,150 |
| 10975 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,960 | $2,200 | $2,820 | $3,550 | $3,740 |
| 10979 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,520 | $1,690 | $2,130 | $2,670 | $2,910 |
| 10985 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,400 | $1,540 | $1,980 | $2,500 | $2,640 |
| 10987 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $2,280 | $2,390 | $2,620 | $3,280 | $3,570 |
| 10987 | New York, NY | $2,280 | $2,390 | $2,620 | $3,280 | $3,570 |
| 10988 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,390 | $1,550 | $1,990 | $2,510 | $2,640 |
| 10990 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,300 | $1,460 | $1,870 | $2,360 | $2,480 |
| 10992 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,420 | $1,590 | $2,040 | $2,570 | $2,700 |
| 10996 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,850 | $2,090 | $2,680 | $3,400 | $3,640 |
| 10998 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,690 | $1,880 | $2,420 | $3,050 | $3,210 |
| 12518 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,620 | $1,810 | $2,320 | $2,920 | $3,070 |
| 12520 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,340 | $1,500 | $1,920 | $2,420 | $2,540 |
| 12543 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,460 | $1,630 | $2,090 | $2,630 | $2,770 |
| 12549 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,500 | $1,680 | $2,160 | $2,720 | $2,860 |
| 12550 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,420 | $1,590 | $2,040 | $2,570 | $2,700 |
| 12553 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,480 | $1,660 | $2,130 | $2,680 | $2,820 |
| 12575 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,460 | $1,640 | $2,100 | $2,650 | $2,780 |
| 12577 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,820 | $2,040 | $2,620 | $3,300 | $3,470 |
| 12586 | Kingston, NY | $1,430 | $1,600 | $2,050 | $2,580 | $2,720 |
| 12586 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,430 | $1,600 | $2,050 | $2,580 | $2,720 |
| 12729 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,380 | $1,540 | $1,970 | $2,500 | $2,620 |
| 12729 | Sullivan County, NY | $1,380 | $1,540 | $1,970 | $2,500 | $2,620 |
| 12746 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,250 | $1,400 | $1,800 | $2,270 | $2,430 |
| 12771 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,230 | $1,400 | $1,790 | $2,260 | $2,430 |
| 12780 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $1,230 | $1,400 | $1,790 | $2,260 | $2,430 |
| 12780 | Sullivan County, NY | $1,230 | $1,400 | $1,790 | $2,260 | $2,430 |
- 10910 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,170$2,730
- 10914 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,210$2,780
- 10915 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,170$2,730
- 10916 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,190$2,760
- 10917 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,590$3,270
- 10918 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,340$2,950
- 10919 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,180$2,780
- 10921 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,430$3,060
- 10922 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,010$2,530
- 10924 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,190$2,760
- 10925 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,020$2,550
- 10926 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,730$3,440
- 10928 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,300$2,900
- 10930 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,600$3,280
- 10932 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,160$2,720
- 10933 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,410$3,040
- 10940 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,160$2,720
- 10940 · Sullivan County, NY $2,160$2,720
- 10941 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,260$2,850
- 10950 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,260$2,850
- 10953 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,320$2,920
- 10958 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,890$3,640
- 10963 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,790$2,260
- 10963 · Sullivan County, NY $1,790$2,260
- 10969 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,160$2,720
- 10973 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,380$3,000
- 10975 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,820$3,550
- 10979 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,130$2,670
- 10985 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,980$2,500
- 10987 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,620$3,280
- 10987 · New York, NY $2,620$3,280
- 10988 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,990$2,510
- 10990 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,870$2,360
- 10992 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,040$2,570
- 10996 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,680$3,400
- 10998 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,420$3,050
- 12518 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,320$2,920
- 12520 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,920$2,420
- 12543 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,090$2,630
- 12549 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,160$2,720
- 12550 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,040$2,570
- 12553 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,130$2,680
- 12575 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,100$2,650
- 12577 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,620$3,300
- 12586 · Kingston, NY $2,050$2,580
- 12586 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,050$2,580
- 12729 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,970$2,500
- 12729 · Sullivan County, NY $1,970$2,500
- 12746 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,800$2,270
- 12771 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,790$2,260
- 12780 · Kiryas Joel-Poughkeepsie-Newburgh, NY $1,790$2,260
- 12780 · Sullivan County, NY $1,790$2,260
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 Orange County, 57% 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.
57%
of renter households spend 30% or more of their income on rent.
44,606 households rent in Orange County
- Spend half or more of their income 33%
- Spend 30% or more, but less than half 25%
- Spend less than 30% 43%
Compared with the state and the country
- Orange 57%
- New York 52%
- United States 51%
Low-income apartments
Low-income apartments in Orange County
HUD lists 86 properties with homes for low-income households in Orange 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)
- 70
- HUD-assisted
- 14
- public housing
- 3
6,014 homes in all; 5,342 of them low-income, according to HUD.
- Lake Street Apts Tax credit (LIHTC) 57 Lake Dr, Newburgh 12550 375 low-income homes · Studio: 50 · 1 bd: 97 · 2 bd: 125 · 3 bd: 82 · 4 bd: 21 · In service since 2006 · For families
- Bourne & Kenney Privatization Tax credit (LIHTC) 144 Dickson St, Newburgh 12550 205 low-income homes · Studio: 12 · 1 bd: 24 · 2 bd: 108 · 3 bd: 55 · 4 bd: 6 · In service since 2000 · For families
- Summitfield Housing Tax credit (LIHTC) 11 Sweezy Ave, Middletown 10940 199 low-income homes · Studio: 23 · 1 bd: 25 · 2 bd: 60 · 3 bd: 69 · 4 bd: 22 · In service since 2008 · For older adults, people with disabilities, families
- Country View Manor Tax credit (LIHTC) 203 Genung St, Middletown 10940 160 low-income homes · 1 bd: 30 · 2 bd: 90 · 3 bd: 40 · In service since 1996 · For people with disabilities, families
- Tall Oaks Tax credit (LIHTC) 1 Tall Oaks Dr, Middletown 10940 150 homes, 139 low-income · 1 bd: 46 · 2 bd: 58 · 3 bd: 46 · In service since 2005 · For families
- The Cornerstone Residence Tax credit (LIHTC) 111 Broadway, Newburgh 12550 128 low-income homes · Studio: 128 · In service since 2006 · For people with disabilities, families, people experiencing homelessness
- Idlewild Creek Apt Homes Tax credit (LIHTC) 10 Land Mark Dr, Cornwall 12518 214 homes, 125 low-income · 1 bd: 74 · 2 bd: 50 · In service since 1998 · For older adults
- Burton Towers HUD-assisted 36 Cerone Pl, Newburgh 12550 126 homes, 125 low-income · For older adults
- Varick-Peterson Homes HUD-assisted 121A Varick Homes, Newburgh 12550 122 homes, 119 low-income · For families
- Wallkill Living Center Tax credit (LIHTC) 455 Schutt Road Ext, Middletown 10940 136 homes, 116 low-income · 1 bd: 58 · 2 bd: 58 · In service since 2003 · For older adults
- WB Stone Hill Apts Tax credit (LIHTC) 11 Stone Hill Rd, Washingtonville 10992 104 homes, 103 low-income · 1 bd: 92 · 2 bd: 11 · In service since 2001 · For older adults, people with disabilities
- Middlecrest Crossing Senior Apts II Tax credit (LIHTC) 74 Uhlig Rd, Middletown 10940 100 low-income homes · 1 bd: 46 · 2 bd: 54 · In service since 2007 · For older adults
- Middlecrest Crossing Senior Apts I Tax credit (LIHTC) 74 Uhlig Rd, Middletown 10940 100 homes, 99 low-income · 1 bd: 47 · 2 bd: 53 · In service since 2005 · For older adults
- Overlook Apartments HUD-assisted 101 Overlook Dr, Middletown 10940 100 homes, 99 low-income · For older adults
- Wallkill Senior Housing Tax credit (LIHTC) 15 Seniors Way, Middletown 10940 96 homes, 95 low-income · 1 bd: 95 · In service since 1997 · For older adults
- New Windsor Tax credit (LIHTC) 2000 Senior Ct, New Windsor 12553 91 low-income homes · 1 bd: 90 · 3 bd: 1 · In service since 2010 · For older adults, people with disabilities
- Temple Hill Tax credit (LIHTC) 1101 Corporal Tremblay Way, New Windsor 12553 91 low-income homes · 1 bd: 82 · 2 bd: 8 · 3 bd: 1 · In service since 2016 · For people with disabilities, families
- Hearthstone Tax credit (LIHTC) 19 Quarry Rd, Goshen 10924 91 homes, 90 low-income · 1 bd: 86 · 2 bd: 4 · In service since 1998 · For older adults
- The Cedars HUD-assisted 400 Cliff St, Walden 12586 89 homes, 88 low-income · For families
- Water's Edge Tax credit (LIHTC) 208 E Main St, Port Jervis 12771 89 homes, 88 low-income · 1 bd: 88 · In service since 2002 · For older adults, families
- Bella Vista II Tax credit (LIHTC) 48 County Highway 78, Middletown 10940 88 low-income homes · 1 bd: 78 · 2 bd: 8 · 3 bd: 2 · In service since 2018 · For older adults, people experiencing homelessness
- Evergreens Senior Housing Tax credit (LIHTC) 505 Heard Ave, Maybrook 12543 88 low-income homes · 1 bd: 88 · In service since 2001 · For older adults
- Amber Grove Tax credit (LIHTC) 1000 Heidi Ct, New Windsor 12553 87 low-income homes · 1 bd: 86 · 3 bd: 1 · In service since 2012 · For older adults
- Liberty Green I Tax credit (LIHTC) 1 Liberty Ct, Warwick 10990 87 low-income homes · 1 bd: 86 · 3 bd: 1 · In service since 2009 · For older adults
- Montgomery Manor Tax credit (LIHTC) 6 Brescia Way, Montgomery 12549 87 homes, 86 low-income · 1 bd: 86 · 2 bd: 1 · In service since 2007 · For older adults
- Walden Preservation-Cedar Apartments Tax credit (LIHTC) 101 Cliff St, Walden 12586 89 homes, 85 low-income · 1 bd: 57 · 2 bd: 26 · 3 bd: 6 · In service since 2015 · For older adults
- Northgate Manor Senior Citizen Housing Tax credit (LIHTC) 105 Railroad Ave, Goshen 10924 85 homes, 84 low-income · 1 bd: 84 · In service since 1997 · For older adults
- Mason's Ridge Tax credit (LIHTC) 30 Snake Hill RD, New Windsor 12553 84 low-income homes · 1 bd: 18 · 2 bd: 31 · 3 bd: 35 · In service since 2012
- Senior Horizons at Silver Lake Tax credit (LIHTC) 141 Bert Crawford Rd, Middletown 10940 84 homes, 83 low-income · 1 bd: 28 · 2 bd: 56 · In service since 2001 · For older adults
- High Pointe Apts Tax credit (LIHTC) 223 West St, Newburgh 12550 82 low-income homes · 1 bd: 62 · 2 bd: 20 · In service since 1996 · For older adults
- Sunrise Apts Tax credit (LIHTC) 5 Fortune Rd W, Middletown 10941 78 low-income homes · 1 bd: 63 · 2 bd: 12 · 3 bd: 3 · In service since 2013 · For people with disabilities
- Pinecrest Tax credit (LIHTC) 67 Boniface Dr, Pine Bush 12566 76 homes, 75 low-income · 1 bd: 75 · 2 bd: 1 · In service since 2006 · For older adults
- College Hill Apts Tax credit (LIHTC) 71 South St, Middletown 10940 75 low-income homes · 1 bd: 21 · 2 bd: 30 · 3 bd: 16 · 4 bd: 8 · In service since 2007 · For families, people experiencing homelessness
- Hillside Terrace Apts Public housing 39 Pennsylvania Ave, Port Jervis 12771 75 low-income homes · Run by Port Jervis Housing Authority · Average payment: $591 a month · Average wait: 13 months · (845) 856-8621
- Wallkill Senior Citizens Housing HUD-assisted 75 Seniors Way, Middletown 10940 75 homes, 74 low-income · For older adults
- Independence Square Tax credit (LIHTC) 11 Washington Ter, Newburgh 12550 74 low-income homes · 1 bd: 38 · 2 bd: 30 · 3 bd: 6 · In service since 2015 · For people with disabilities
- Liberty Green III Tax credit (LIHTC) 3 Liberty Ct, Warwick 10990 83 homes, 71 low-income · 1 bd: 82 · 3 bd: 1 · In service since 2011 · For older adults
- Mullin Apartments Public housing 42 Mullins Apts, Newburgh 12550 70 low-income homes · Run by Housing Authority of Newburgh · Average payment: $568 a month · Average wait: 1 month · (845) 561-2066
- Newburgh Seniors Tax credit (LIHTC) 353 S Plank Rd, Newburgh 12550 70 low-income homes · 1 bd: 20 · 2 bd: 50 · In service since 1999 · For older adults
- Devon Woods Senior Citizens Affordable Housing Tax credit (LIHTC) 1 Crescent Ave, Warwick 10990 69 homes, 68 low-income · 1 bd: 68 · In service since 1996 · For older adults
- Fogarty Apartments Public housing 162 Johnston St, Newburgh 12550 65 low-income homes · Run by Housing Authority of Newburgh · Average payment: $394 a month · Average wait: 3 months · (845) 561-2066
- Cerone Place Apts Tax credit (LIHTC) 35 Cerone Pl, Newburgh 12550 60 low-income homes · 1 bd: 56 · 2 bd: 4 · In service since 1996 · For older adults
- Burt Farms I HUD-assisted 103 Forester Ave, Warwick 10990 51 homes, 50 low-income · For older adults · (845) 986-7070
- PJ Housing Tax credit (LIHTC) · HUD-assisted 230 Jersey Ave, Port Jervis 12771 51 homes, 50 low-income · 1 bd: 50 · 2 bd: 1 · In service since 2012 · For older adults
- Weyant Green Apartments HUD-assisted 40 W Point Hwy, Highland Falls 10928 51 homes, 50 low-income · For families
- Burt Farms II Senior Citizen HUD-assisted 105 Forester Ave, Warwick 10990 50 low-income homes · For older adults · (845) 986-7070
- Atzei Timurim Tax credit (LIHTC) 1 Nicklesburg Rd, Kiryas Joel 10950 48 low-income homes · 3 bd: 12 · 4 bd: 36 · In service since 2001 · For families
- Pine Bush Apts Tax credit (LIHTC) 25 Ted Dr, Pine Bush 12566 48 low-income homes · 1 bd: 44 · 2 bd: 4 · In service since 1999 · For older adults
- Hub Phase II Apts Phase II Tax credit (LIHTC) 1 Emily Akers, Washingtonville 10992 44 low-income homes · 1 bd: 44 · In service since 1993 · For older adults
- The Mill at Middletown Tax credit (LIHTC) 34 Mill St, Middletown 10940 42 low-income homes · 1 bd: 17 · 2 bd: 22 · 3 bd: 3 · In service since 2016
- Tuxedo Place Tax credit (LIHTC) 38 Hospital Rd, Tuxedo Park 10987 100 homes, 40 low-income · 1 bd: 37 · 2 bd: 2 · 3 bd: 1 · In service since 2001 · For older adults
- Water's Edge 40 Tax credit (LIHTC) 214 E Main St, Port Jervis 12771 40 low-income homes · 1 bd: 40 · In service since 2004 · For older adults
- East End Apartments Tax credit (LIHTC) 19 S Miller St, Newburgh 12550 45 homes, 38 low-income · 1 bd: 27 · 2 bd: 8 · 3 bd: 10 · In service since 2018 · For people experiencing homelessness
- Maybrook Gardens HUD-assisted 105 Clark Pl, Maybrook 12543 37 homes, 36 low-income · For older adults
- Green Meadows 515 Preservation Project Tax credit (LIHTC) 318 Green Meadows Way, Chester 10918 36 low-income homes · 1 bd: 20 · 2 bd: 8 · 3 bd: 8 · In service since 2009 · For families
- Liberty Square Tax credit (LIHTC) 497 Liberty St, Newburgh 12550 35 low-income homes · 2 bd: 30 · 3 bd: 5 · In service since 1997 · For families
- Monroe Commons Tax credit (LIHTC) 5 N Main St, Monroe 10950 35 low-income homes · 1 bd: 35 · In service since 2001 · For older adults
- Lander Street Houses II Tax credit (LIHTC) 154 Lander St, Newburgh 12550 34 homes, 33 low-income · 1 bd: 10 · 2 bd: 9 · 3 bd: 10 · 4 bd: 4 · In service since 1999 · For families
- Water's Edge 32 Tax credit (LIHTC) 216 E Main St, Port Jervis 12771 32 low-income homes · 1 bd: 32 · In service since 2003 · For older adults
- Lander Street Houses Tax credit (LIHTC) 173 Lander St, Newburgh 12550 31 homes, 30 low-income · 1 bd: 1 · 2 bd: 15 · 3 bd: 13 · 4 bd: 1 · In service since 1999 · For families
- Bush Gardens Apts Tax credit (LIHTC) 103 Boniface Dr, Pine Bush 12566 30 low-income homes · 1 bd: 16 · 2 bd: 14 · In service since 2000 · For families
- North Gate 28 Tax credit (LIHTC) 102 Trotter Cir, Goshen 10924 28 low-income homes · 1 bd: 28 · In service since 2000 · For older adults
- Pachett Crossing Tax credit (LIHTC) 100 Crossing Ln, Montgomery 12549 24 low-income homes · 1 bd: 22 · 2 bd: 2 · In service since 2001 · For older adults
- Kiryas Joel Heights Tax credit (LIHTC) 24 Israel Zupnick Dr, Kiryas Joel 10950 20 low-income homes · 2 bd: 20 · In service since 1997 · For people with disabilities, families
- Lander Street Homes Phase III Tax credit (LIHTC) 128 Lander St, Newburgh 12550 20 low-income homes · 1 bd: 2 · 2 bd: 3 · 3 bd: 6 · 4 bd: 9 · In service since 2007
- City Terrace Apts Tax credit (LIHTC) 206 Broadway, Newburgh 12550 19 low-income homes · 1 bd: 3 · 2 bd: 6 · 3 bd: 9 · 4 bd: 1 · In service since 1993 · For families
- Kiryas Joel Gardens Tax credit (LIHTC) 28 Israel Zupnick Dr, Kiryas Joel 10950 18 low-income homes · 3 bd: 18 · In service since 1997 · For families
- Dubois Street Apts Tax credit (LIHTC) 104 Dubois St, Newburgh 12550 16 low-income homes · 1 bd: 1 · 2 bd: 2 · 3 bd: 4 · 4 bd: 9 · In service since 1998 · For families
- Walden View Apts Tax credit (LIHTC) 33 Oak St, Walden 12586 60 homes, 12 low-income · 1 bd: 5 · 2 bd: 7 · For families
- Crystal Run aka Orange County 2 Site Project HUD-assisted 2062 Little Britain Road, Orange 10916 12 low-income homes · For people with disabilities
- Water's Edge 12 Tax credit (LIHTC) 206 E Main St, Port Jervis 12771 12 low-income homes · 1 bd: 12 · In service since 2007 · For older adults
- Works IV Tax credit (LIHTC) 9 Catherine St, Newburgh 12550 11 low-income homes · 1 bd: 1 · 2 bd: 4 · 3 bd: 3 · 4 bd: 3 · In service since 2001 · For families
- Newburgh Works III Tax credit (LIHTC) 48 Johnston St, Newburgh 12550 9 low-income homes · 1 bd: 1 · 2 bd: 5 · 3 bd: 1 · 4 bd: 2 · In service since 1998 · For families
- Wallkill Community Residence HUD-assisted 35 4th St, Middletown 10940 9 homes, 8 low-income · For people with disabilities
- Community Residence Brady Avenue HUD-assisted 21 Brady Ave, Newburgh 12550 7 low-income homes · For people with disabilities
- Mountain Road House HUD-assisted 252 Mountain Rd, Port Jervis 12771 6 low-income homes · For people with disabilities
- 31 & 33 South Miller Street Tax credit (LIHTC) 31 S Miller St, Newburgh 12550 4 low-income homes · 3 bd: 4 · In service since 1998 · For families
- Liberty Works Tax credit (LIHTC) 103 Liberty St, Newburgh 12550 3 low-income homes · 3 bd: 3 · In service since 1995 · For families
- 181 First ST Tax credit (LIHTC) 181 1st St, Newburgh 12550 2 low-income homes · 2 bd: 1 · 3 bd: 1 · In service since 1992 · For families
- Overlook Apts II Tax credit (LIHTC) Overlook DR, Middletown 10940 97 homes
- The Evergreens Tax credit (LIHTC) 109 Schimpf Ct, Maybrook 12543 88 homes
- Oak Ridge Apts Tax credit (LIHTC) 544 E Main St, Middletown 10940 77 homes · In service since 2013 · For people with disabilities, families
- Senior Horizons @ Newbugh Tax credit (LIHTC) S Plank RD, Newburgh 12550 70 homes
- Weyant Green Apts Tax credit (LIHTC) West Point Hwy, Highland Falls 10928 50 homes
- Loosestrife Fields Apts Tax credit (LIHTC) Patchett Way, Montgomery 12549 15 homes
- Southeast Towers Tax credit (LIHTC) 55 Fulton St, Middletown 10940 In service since 2013 · For older adults
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 Orange County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 4 agencies serve in Orange County. Here is what the rules say:
The rules, with their source
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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
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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)
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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)
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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)
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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
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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 | $26,450 | $44,100 | $70,500 |
| 2 people | $30,200 | $50,400 | $80,600 |
| 3 people | $34,000 | $56,700 | $90,650 |
| 4 people | $37,750 | $62,950 | $100,700 |
| 5 people | $40,800 | $68,000 | $108,800 |
| 6 people | $44,360 | $73,050 | $116,850 |
| 7 people | $50,040 | $78,100 | $124,900 |
| 8 people | $55,720 | $83,100 | $132,950 |
Area median income: $125,900. HUD income limits by family size, Fiscal year 2026. Area: Kiryas Joel-Poughkeepsie-Newburgh, NY MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,336 – $1,632
- 1 bedroom $1,493 – $1,825
- 2 bedrooms $1,918 – $2,344
- 3 bedrooms $2,417 – $2,954
- 4 bedrooms $2,542 – $3,106
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 Authority of Newburgh Public housing and Section 8 vouchers · 436 vouchers · 135 public housing units (845) 561-2066 Housing Authority of Newburgh: mailbox@newburghhousingauthority.org
- Village of Kiryas Joel HA Public housing and Section 8 vouchers · 481 vouchers (845) 782-7790 Village of Kiryas Joel HA: mneuman@kjha.org
- Port Jervis CDA Section 8 vouchers · 370 vouchers (845) 858-4000 Port Jervis CDA: Director@pjcda.org
- Port Jervis Housing Authority Public housing · 75 public housing units (845) 856-8621 Port Jervis Housing Authority: pjha2@citlink.net
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 Orange County
These HUD-approved agencies have offices in Orange County. They counsel for free or at low cost.
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Rupco Inc.
3 North St, Walden · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
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Pathstone Corporation- Newburgh, NY
1 Corwin Ct Ste 201, Newburgh
- Mortgage delinquency and default
- Budget and financial counseling
- and 4 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Orange 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
$4,262
What you need before you get the keys.
What adds up
- First month
- $2,131
- Security deposit
- $2,131
- Total
- $4,262
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 Orange County?
According to HUD (Fiscal year 2027): Studio: $1,484; 1 bedroom: $1,659; 2 bedrooms: $2,131; 3 bedrooms: $2,685; 4 bedrooms: $2,824. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Orange County?
Paying the 2-bedroom fair market rent ($2,131) without spending more than 30% of income takes $40.98 an hour full time, or $85,240 a year.
Who qualifies for Section 8 in Orange County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $62,950 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 Orange 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 $1,918 and $2,344 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Orange County?
For 2 bedrooms they run from $1,790 in 10963 to $2,890 in 10958. 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 Orange County?
HUD lists 86 properties with homes for low-income households in Orange 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 Orange County?
HUD counts rent as a burden when it reaches 30% of income or more. In Orange County, 57% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).