Renting · Section 8
Data from November 2026
Renting in Putnam County, New York
Putnam County has a HUD fair market rent of $2,971 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,775 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $57.13 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $2,971
- a month, HUD, Fiscal year 2027
- 24% more than in New York
- Typical rent
- $1,775
- a month, Census, Average 2020–2024
- 10% more than in New York
- Wage needed
- $57.13
- an hour, 2 bedrooms
- Or $118,840 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 62%
- spend 30% or more of income on rent
- 20% more than in New York
Only here
Renting in Putnam County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Of the 62 counties in New York, Putnam County has the highest homeownership rate: 84%.
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At 62%, Putnam County ranks 2nd among the 62 counties in New York for the largest share of rent-burdened renters.
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Putnam County has the 3rd highest typical household income of the 62 counties in New York ($126,257).
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Among the neighboring counties, Ulster County has the lowest typical rent ($1,425), 20% below the $1,775 in Putnam 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 Putnam 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 Putnam County was $2,693 a month in September 2026: 6.3% 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 | $2,593 | $49.87 | $103,720 |
| 1 bedroom | $2,729 | $52.48 | $109,160 |
| 2 bedrooms | $2,971 | $57.13 | $118,840 |
| 3 bedrooms | $3,760 | $72.31 | $150,400 |
| 4 bedrooms | $4,121 | $79.25 | $164,840 |
HUD area: New York, NY HUD Metro FMR Area. 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 10 ZIP codes in Putnam County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $2,620 in 10512 to $3,960 in 10524. 4 ZIP codes are above the county's fair market rent ($2,971).
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)
| 10509 | New York, NY | $2,480 | $2,610 | $2,840 | $3,590 | $3,940 |
|---|---|---|---|---|---|---|
| 10512 | Kiryas Joel-Poughkeepsie-Newburgh, NY | $2,280 | $2,390 | $2,620 | $3,280 | $3,570 |
| 10512 | New York, NY | $2,280 | $2,390 | $2,620 | $3,280 | $3,570 |
| 10516 | New York, NY | $2,440 | $2,570 | $2,800 | $3,540 | $3,880 |
| 10524 | New York, NY | $3,460 | $3,640 | $3,960 | $5,010 | $5,490 |
| 10537 | New York, NY | $3,140 | $3,310 | $3,600 | $4,560 | $4,990 |
| 10541 | New York, NY | $2,640 | $2,780 | $3,030 | $3,830 | $4,200 |
| 10542 | New York, NY | $2,480 | $2,610 | $2,840 | $3,590 | $3,940 |
| 10579 | New York, NY | $3,370 | $3,550 | $3,860 | $4,880 | $5,350 |
| 12563 | New York, NY | $2,320 | $2,440 | $2,660 | $3,370 | $3,690 |
- 10509 · New York, NY $2,840$3,590
- 10512 · Kiryas Joel-Poughkeepsie-Newburgh, NY $2,620$3,280
- 10512 · New York, NY $2,620$3,280
- 10516 · New York, NY $2,800$3,540
- 10524 · New York, NY $3,960$5,010
- 10537 · New York, NY $3,600$4,560
- 10541 · New York, NY $3,030$3,830
- 10542 · New York, NY $2,840$3,590
- 10579 · New York, NY $3,860$4,880
- 12563 · New York, NY $2,660$3,370
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 Putnam County, 62% 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.
62%
of renter households spend 30% or more of their income on rent.
5,767 households rent in Putnam County
- Spend half or more of their income 30%
- Spend 30% or more, but less than half 33%
- Spend less than 30% 38%
Compared with the state and the country
- Putnam 62%
- New York 52%
- United States 51%
Low-income apartments
Low-income apartments in Putnam County
HUD lists 11 properties with homes for low-income households in Putnam County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 6
- HUD-assisted
- 5
762 homes in all; 610 of them low-income, according to HUD.
- WB Stonecrest Senior Residence Tax credit (LIHTC) 3101 Stonecrest Dr, Brewster 10509 136 homes, 135 low-income · 1 bd: 112 · 2 bd: 23 · In service since 2004 · For older adults, people with disabilities, families
- WB Hughson Commons Tax credit (LIHTC) 1100 Gables Way, Carmel 10512 94 low-income homes · 1 bd: 78 · 2 bd: 16 · In service since 2002 · For older adults, people with disabilities, families
- Stanley Senior Housing HUD-assisted 170 Route 6, Mahopac 10541 81 homes, 80 low-income · For older adults
- Hillcrest Commons Senior Apts Tax credit (LIHTC) 2000 Heights LN, Carmel 10512 76 low-income homes · 1 bd: 60 · 2 bd: 16 · In service since 2012 · For older adults
- Chestnut Ridge Apartments HUD-assisted 62 Chestnut St, Cold Spring 10516 64 homes, 63 low-income · For older adults
- Hillcrest Commons Phase 2 Tax credit (LIHTC) 1000 Clapboard Ridge, Carmel 10512 74 homes, 62 low-income · 1 bd: 56 · 2 bd: 18 · In service since 2020 · For older adults
- Senior Housing at Mahopac Hills HUD-assisted 106 Route 6, Carmel 10512 48 homes, 47 low-income · For older adults
- Gleneida Court Phase II Tax credit (LIHTC) 20 Gleneida Ct, Carmel 10512 24 low-income homes · 1 bd: 23 · 2 bd: 1 · In service since 1999 · For older adults
- Lakeview Senior Apartments HUD-assisted 35 Seminary Hill Rd, Carmel 10512 24 homes, 23 low-income · For older adults
- Putnam Residence HUD-assisted 149C Cross Rd, Patterson 12563 6 low-income homes · For people with disabilities
- Stonecrest Senior Residence Tax credit (LIHTC) 2 Stonecrest DR, Brewster 10509 135 homes
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 Putnam County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Putnam County; the state's agencies can help you. 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 | $35,650 | $59,400 | $95,000 |
| 2 people | $40,750 | $67,850 | $108,600 |
| 3 people | $45,850 | $76,350 | $122,150 |
| 4 people | $50,900 | $84,800 | $135,700 |
| 5 people | $55,000 | $91,600 | $146,600 |
| 6 people | $59,050 | $98,400 | $157,450 |
| 7 people | $63,150 | $105,200 | $168,300 |
| 8 people | $67,200 | $111,950 | $179,150 |
Area median income: $104,300. HUD income limits by family size, Fiscal year 2026. Area: New York, NY HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $2,334 – $2,852
- 1 bedroom $2,456 – $3,002
- 2 bedrooms $2,674 – $3,268
- 3 bedrooms $3,384 – $4,136
- 4 bedrooms $3,709 – $4,533
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
HUD lists no housing agency with an office in Putnam County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
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 Putnam County
This HUD-approved agency has an office in Putnam County. They counsel for free or at low cost.
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Putnam County Housing Corporation
102 Gleneida Ave, Carmel · Spanish
Also serves in Polish.
- Mortgage delinquency and default
- Pre-purchase counseling
- and 3 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Putnam 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
$5,942
What you need before you get the keys.
What adds up
- First month
- $2,971
- Security deposit
- $2,971
- Total
- $5,942
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 Putnam County?
According to HUD (Fiscal year 2027): Studio: $2,593; 1 bedroom: $2,729; 2 bedrooms: $2,971; 3 bedrooms: $3,760; 4 bedrooms: $4,121. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Putnam County?
Paying the 2-bedroom fair market rent ($2,971) without spending more than 30% of income takes $57.13 an hour full time, or $118,840 a year.
Who qualifies for Section 8 in Putnam County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $84,800 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 Putnam 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 $2,674 and $3,268 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Putnam County?
For 2 bedrooms they run from $2,620 in 10512 to $3,960 in 10524. 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 Putnam County?
HUD lists 11 properties with homes for low-income households in Putnam County: tax-credit apartments (LIHTC) and HUD-assisted buildings. 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 Putnam County?
HUD counts rent as a burden when it reaches 30% of income or more. In Putnam County, 62% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).