Renting · Section 8
Data from November 2026
Renting in Tompkins County, New York
Tompkins County has a HUD fair market rent of $1,709 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,411 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $32.87 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,709
- a month, HUD, Fiscal year 2027
- 29% less than in New York
- Typical rent
- $1,411
- a month, Census, Average 2020–2024
- 13% less than in New York
- Wage needed
- $32.87
- an hour, 2 bedrooms
- Or $68,360 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 59%
- spend 30% or more of income on rent
- 12% more than in New York
Only here
Renting in Tompkins County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Tompkins County has the highest typical rent in its area: $1,411, more than any of its 6 neighboring counties; next is Chemung County ($1,059).
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Tompkins County has the 5th lowest homeownership rate of the 62 counties in New York (54%).
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At 59%, Tompkins County ranks 5th among the 62 counties in New York for the largest 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 Tompkins 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 Tompkins County was $1,987 a month in September 2026: 3.8% 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 | $1,198 | $23.04 | $47,920 |
| 1 bedroom | $1,427 | $27.44 | $57,080 |
| 2 bedrooms | $1,709 | $32.87 | $68,360 |
| 3 bedrooms | $2,040 | $39.23 | $81,600 |
| 4 bedrooms | $2,631 | $50.60 | $105,240 |
HUD area: Ithaca, 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 22 ZIP codes in Tompkins County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,580 in 13053 to $1,950 in 14853. 5 ZIP codes are above the county's fair market rent ($1,709).
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)
| 13053 | Cortland County, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
|---|---|---|---|---|---|---|
| 13053 | Ithaca, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 13062 | Ithaca, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 13068 | Ithaca, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 13073 | Cayuga County, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 13073 | Cortland County, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 13073 | Ithaca, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 13102 | Ithaca, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 14817 | Binghamton, NY | $1,320 | $1,530 | $1,830 | $2,200 | $2,780 |
| 14817 | Ithaca, NY | $1,320 | $1,530 | $1,830 | $2,200 | $2,780 |
| 14850 | Ithaca, NY | $1,370 | $1,630 | $1,950 | $2,330 | $3,000 |
| 14853 | Ithaca, NY | $1,370 | $1,630 | $1,950 | $2,330 | $3,000 |
| 14854 | Ithaca, NY | $1,150 | $1,350 | $1,650 | $1,990 | $2,460 |
| 14867 | Elmira, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 14867 | Ithaca, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 14867 | Schuyler County, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 14881 | Ithaca, NY | $1,310 | $1,550 | $1,860 | $2,230 | $2,860 |
| 14882 | Cayuga County, NY | $1,200 | $1,410 | $1,690 | $2,020 | $2,600 |
| 14882 | Ithaca, NY | $1,200 | $1,410 | $1,690 | $2,020 | $2,600 |
| 14886 | Ithaca, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 14886 | Schuyler County, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
| 14886 | Seneca County, NY | $1,140 | $1,320 | $1,580 | $1,900 | $2,370 |
- 13053 · Cortland County, NY $1,580$1,900
- 13053 · Ithaca, NY $1,580$1,900
- 13062 · Ithaca, NY $1,580$1,900
- 13068 · Ithaca, NY $1,580$1,900
- 13073 · Cayuga County, NY $1,580$1,900
- 13073 · Cortland County, NY $1,580$1,900
- 13073 · Ithaca, NY $1,580$1,900
- 13102 · Ithaca, NY $1,580$1,900
- 14817 · Binghamton, NY $1,830$2,200
- 14817 · Ithaca, NY $1,830$2,200
- 14850 · Ithaca, NY $1,950$2,330
- 14853 · Ithaca, NY $1,950$2,330
- 14854 · Ithaca, NY $1,650$1,990
- 14867 · Elmira, NY $1,580$1,900
- 14867 · Ithaca, NY $1,580$1,900
- 14867 · Schuyler County, NY $1,580$1,900
- 14881 · Ithaca, NY $1,860$2,230
- 14882 · Cayuga County, NY $1,690$2,020
- 14882 · Ithaca, NY $1,690$2,020
- 14886 · Ithaca, NY $1,580$1,900
- 14886 · Schuyler County, NY $1,580$1,900
- 14886 · Seneca County, NY $1,580$1,900
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 Tompkins County, 59% 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.
59%
of renter households spend 30% or more of their income on rent.
19,841 households rent in Tompkins County
- Spend half or more of their income 34%
- Spend 30% or more, but less than half 25%
- Spend less than 30% 41%
Compared with the state and the country
- Tompkins 59%
- New York 52%
- United States 51%
Low-income apartments
Low-income apartments in Tompkins County
HUD lists 20 properties with homes for low-income households in Tompkins 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)
- 18
- HUD-assisted
- 1
- public housing
- 1
1,414 homes in all; 1,063 of them low-income, according to HUD.
- Titus Towers Public housing 800 S Plain St, Ithaca 14850 235 low-income homes · Run by Ithaca Housing Authority · Average payment: $437 a month · Average wait: 5 months · Homes at several sites · (607) 273-8629
- Ellis Hollow Apts Tax credit (LIHTC) 1028 Ellis Hollow Rd, Ithaca 14850 104 homes, 91 low-income · 1 bd: 104 · In service since 2006 · For older adults, families
- Linderman Creek II Apts Tax credit (LIHTC) 202 Cypress Ct, Ithaca 14850 72 low-income homes · 1 bd: 24 · 2 bd: 40 · 3 bd: 8 · In service since 2003 · For families
- Poets Landing Apts Tax credit (LIHTC) 32 Keats Way, Dryden 13053 72 low-income homes · 1 bd: 24 · 2 bd: 32 · 3 bd: 16 · In service since 2013
- The Overlook at West Hill I Tax credit (LIHTC) 120 W Hill Cir, Ithaca 14850 64 low-income homes · 1 bd: 12 · 2 bd: 40 · 3 bd: 12 · In service since 2006 · For families, people experiencing homelessness
- The Overlook at West Hill Phase II Tax credit (LIHTC) 340 W Hill Cir, Ithaca 14850 64 low-income homes · 1 bd: 12 · 2 bd: 40 · 3 bd: 12 · In service since 2007 · For families, people experiencing homelessness
- Milton Meadows Apartments Tax credit (LIHTC) 2 Robins Way, Lansing 14882 72 homes, 56 low-income · 1 bd: 24 · 2 bd: 24 · 3 bd: 24 · In service since 2019
- Linderman Creek Apts Tax credit (LIHTC) 104 Conifer Cir, Ithaca 14850 56 low-income homes · 1 bd: 16 · 2 bd: 32 · 3 bd: 8 · In service since 2000 · For families
- Poets Landing Phase II 2015 Tax credit (LIHTC) 3 Whitman Ln, Dryden 13053 48 low-income homes · 1 bd: 16 · 2 bd: 24 · 3 bd: 8 · In service since 2017
- 210 Hancock Street Redevelopment Tax credit (LIHTC) 210 Hancock St, Ithaca 14850 59 homes, 47 low-income · 1 bd: 42 · 2 bd: 12 · 3 bd: 5 · In service since 2016 · For people experiencing homelessness
- Juniper Manor HUD-assisted 24 Elm St, Trumansburg 14886 40 low-income homes · For older adults · (607) 387-5922
- Cedar Creek Tax credit (LIHTC) 310 Floral Ave, Ithaca 14850 39 low-income homes · 1 bd: 7 · 2 bd: 15 · 3 bd: 17 · In service since 2009 · For people with disabilities, families, people experiencing homelessness
- Ithaca Special Needs Sro Tax credit (LIHTC) 320 3rd St, Ithaca 14850 38 low-income homes · Studio: 38 · In service since 2008 · For people with disabilities
- Conifer Village at Ithaca Senior Apts Tax credit (LIHTC) 200 Conifer Dr, Ithaca 14850 72 homes, 36 low-income · 1 bd: 54 · 2 bd: 18 · In service since 2008 · For older adults
- Stone Quarry Apartments Ithaca Tax credit (LIHTC) 400 Spencer Rd, Ithaca 14850 35 homes, 29 low-income · 1 bd: 7 · 2 bd: 10 · 3 bd: 18 · In service since 2015 · For older adults, people with disabilities, families
- School House Garden Tax credit (LIHTC) 177 Main St, Groton 13073 28 low-income homes · 1 bd: 22 · 2 bd: 6 · In service since 1992 · For older adults
- Lehigh Crossing Tax credit (LIHTC) 15 Cook St, Freeville 13068 24 low-income homes · 1 bd: 24 · In service since 2008 · For older adults
- Trumansburg Country Estates Tax credit (LIHTC) 1110 Parkside Dr, Trumansburg 14886 24 low-income homes · 1 bd: 12 · 2 bd: 10 · 3 bd: 2 · In service since 2004 · For families
- West Village Apts (a/K/A Tax credit (LIHTC) West Village PL, Ithaca 14850 229 homes
- Breckenridge Place Tax credit (LIHTC) 100 W Seneca St, Ithaca 14850 39 homes · In service since 2013 · For people with disabilities, 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 Tompkins 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 Tompkins 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 | $24,800 | $41,300 | $66,100 |
| 2 people | $28,350 | $47,200 | $75,550 |
| 3 people | $31,900 | $53,100 | $85,000 |
| 4 people | $35,400 | $59,000 | $94,400 |
| 5 people | $38,680 | $63,750 | $102,000 |
| 6 people | $44,360 | $68,450 | $109,550 |
| 7 people | $50,040 | $73,200 | $117,100 |
| 8 people | $55,720 | $77,900 | $124,650 |
Area median income: $118,000. HUD income limits by family size, Fiscal year 2026. Area: Ithaca, NY MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,078 – $1,318
- 1 bedroom $1,284 – $1,570
- 2 bedrooms $1,538 – $1,880
- 3 bedrooms $1,836 – $2,244
- 4 bedrooms $2,368 – $2,894
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
- Ithaca Housing Authority Public housing and Section 8 vouchers · 1,152 vouchers · 235 public housing units (607) 273-8629 Ithaca Housing Authority: brendaw@ithacaha.com
- Cortland Housing Authority Public housing and Section 8 vouchers · 306 vouchers · 377 public housing units (607) 753-1771 Cortland Housing Authority: ediiorio@cortlandha.com
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 Tompkins County
This HUD-approved agency has an office in Tompkins County. They counsel for free or at low cost.
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Ithaca Neighborhood Housing Services, Inc.
115 W Clinton St, Ithaca · Spanish
Also serves in French.
- Workshops for new owners
- Pre-purchase counseling
- and 1 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Tompkins 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
$3,418
What you need before you get the keys.
What adds up
- First month
- $1,709
- Security deposit
- $1,709
- Total
- $3,418
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 Tompkins County?
According to HUD (Fiscal year 2027): Studio: $1,198; 1 bedroom: $1,427; 2 bedrooms: $1,709; 3 bedrooms: $2,040; 4 bedrooms: $2,631. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Tompkins County?
Paying the 2-bedroom fair market rent ($1,709) without spending more than 30% of income takes $32.87 an hour full time, or $68,360 a year.
Who qualifies for Section 8 in Tompkins County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $59,000 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 Tompkins 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 $1,538 and $1,880 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Tompkins County?
For 2 bedrooms they run from $1,580 in 13053 to $1,950 in 14853. 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 Tompkins County?
HUD lists 20 properties with homes for low-income households in Tompkins 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 Tompkins County?
HUD counts rent as a burden when it reaches 30% of income or more. In Tompkins County, 59% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).