Renting · Section 8
Data from November 2026
Renting in Wayne County, New York
Wayne County has a HUD fair market rent of $1,416 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $938 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $27.23 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,416
- a month, HUD, Fiscal year 2027
- 41% less than in New York
- Typical rent
- $938
- a month, Census, Average 2020–2024
- 42% less than in New York
- Wage needed
- $27.23
- an hour, 2 bedrooms
- Or $56,640 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 45%
- spend 30% or more of income on rent
- 15% less than in New York
Only here
Renting in Wayne County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
At 80%, Wayne County ranks 6th among the 62 counties in New York for the highest 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 Wayne 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 Wayne County was $1,392 a month in September 2026. 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 | $1,005 | $19.33 | $40,200 |
| 1 bedroom | $1,131 | $21.75 | $45,240 |
| 2 bedrooms | $1,416 | $27.23 | $56,640 |
| 3 bedrooms | $1,706 | $32.81 | $68,240 |
| 4 bedrooms | $1,875 | $36.06 | $75,000 |
HUD area: Rochester, 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 23 ZIP codes in Wayne County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,420 in 13143 to $1,610 in 14516. 23 ZIP codes are above the county's fair market rent ($1,416).
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)
| 13143 | Cayuga County, NY | $1,020 | $1,140 | $1,420 | $1,710 | $1,900 |
|---|---|---|---|---|---|---|
| 13143 | Rochester, NY | $1,020 | $1,140 | $1,420 | $1,710 | $1,900 |
| 13146 | Cayuga County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 13146 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 13146 | Seneca County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 13154 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14413 | Rochester, NY | $1,130 | $1,270 | $1,590 | $1,920 | $2,100 |
| 14433 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14433 | Seneca County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14489 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14489 | Seneca County, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14502 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14505 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14513 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14516 | Rochester, NY | $1,140 | $1,280 | $1,610 | $1,940 | $2,120 |
| 14519 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14522 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14542 | Rochester, NY | $1,020 | $1,140 | $1,440 | $1,740 | $1,900 |
| 14551 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14555 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14568 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14589 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
| 14590 | Rochester, NY | $1,010 | $1,140 | $1,420 | $1,710 | $1,880 |
- 13143 · Cayuga County, NY $1,420$1,710
- 13143 · Rochester, NY $1,420$1,710
- 13146 · Cayuga County, NY $1,420$1,710
- 13146 · Rochester, NY $1,420$1,710
- 13146 · Seneca County, NY $1,420$1,710
- 13154 · Rochester, NY $1,420$1,710
- 14413 · Rochester, NY $1,590$1,920
- 14433 · Rochester, NY $1,420$1,710
- 14433 · Seneca County, NY $1,420$1,710
- 14489 · Rochester, NY $1,420$1,710
- 14489 · Seneca County, NY $1,420$1,710
- 14502 · Rochester, NY $1,420$1,710
- 14505 · Rochester, NY $1,420$1,710
- 14513 · Rochester, NY $1,420$1,710
- 14516 · Rochester, NY $1,610$1,940
- 14519 · Rochester, NY $1,420$1,710
- 14522 · Rochester, NY $1,420$1,710
- 14542 · Rochester, NY $1,440$1,740
- 14551 · Rochester, NY $1,420$1,710
- 14555 · Rochester, NY $1,420$1,710
- 14568 · Rochester, NY $1,420$1,710
- 14589 · Rochester, NY $1,420$1,710
- 14590 · Rochester, NY $1,420$1,710
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 Wayne 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.
7,728 households rent in Wayne County
- Spend half or more of their income 24%
- Spend 30% or more, but less than half 20%
- Spend less than 30% 55%
Compared with the state and the country
- Wayne 45%
- New York 52%
- United States 51%
Low-income apartments
Low-income apartments in Wayne County
HUD lists 30 properties with homes for low-income households in Wayne County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 20
- HUD-assisted
- 12
1,491 homes in all; 1,485 of them low-income, according to HUD.
- Wih Preservation Tax credit (LIHTC) 1 Arrowbend DR, Williamson 14589 113 low-income homes · 1 bd: 93 · 2 bd: 16 · 3 bd: 4 · In service since 2015
- Williamson Orchard Estates I HUD-assisted Arrowbend DR, Williamson 14589 113 homes, 112 low-income · For older adults · (315) 589-6961
- Towpath Senior Tax credit (LIHTC) · HUD-assisted 201 Canal St, Palmyra 14522 97 low-income homes · 1 bd: 97 · In service since 2011 · For older adults · (315) 597-4047
- Sodus and Williamson 11 RD Tax credit (LIHTC) 7 Newark St, Sodus 14551 94 low-income homes · 1 bd: 96 · In service since 2016
- Evergreen Hills 3 Apts Tax credit (LIHTC) Evergreen Hills DR, Macedon 14502 80 low-income homes · 1 bd: 24 · 2 bd: 56 · In service since 2000 · For people with disabilities, families
- Evergreen Hills II Tax credit (LIHTC) 3278 Pine Ter, Macedon 14502 80 low-income homes · 1 bd: 24 · 2 bd: 56 · In service since 1997 · For families
- Newark Rose Garden HUD-assisted 1111 S Main St, Newark 14513 76 low-income homes · For older adults · (315) 331-6569
- Evergreen Hills Apts Tax credit (LIHTC) 3279 Evergreen Hills Dr, Macedon 14502 72 low-income homes · 1 bd: 32 · 2 bd: 40 · In service since 1994 · For people with disabilities, families
- Towpath Manor Apartments HUD-assisted 200 Canal St, Palmyra 14522 65 homes, 64 low-income · For older adults · (315) 597-4047
- Gananda Senior Apts Tax credit (LIHTC) Canandaigua RD, Walworth 14568 62 low-income homes · 1 bd: 62 · In service since 2009 · For older adults
- Brown Square Village HUD-assisted 2100 Browns Sq, Ontario 14519 60 low-income homes · For older adults · (315) 524-7787
- Lakeview Macedon Tax credit (LIHTC) 1950 Route 31, Macedon 14502 60 low-income homes · 1 bd: 60 · In service since 2016 · For people with disabilities
- Brown Square Village I Tax credit (LIHTC) 2101 Browns Sq, Ontario 14519 60 homes, 59 low-income · 1 bd: 59 · In service since 1995 · For older adults
- Marion Village Tax credit (LIHTC) 3821 Chaintree Dr, Marion 14505 40 low-income homes · 1 bd: 6 · 2 bd: 34 · In service since 1999 · For people with disabilities, families
- Ontario Townhouses Tax credit (LIHTC) 2113 Browns Sq, Ontario 14519 40 low-income homes · 2 bd: 40 · In service since 2000 · For people with disabilities, families
- Willow Landing Apts Tax credit (LIHTC) 108 Conifer Dr, Palmyra 14522 40 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 16 · In service since 2006 · For families
- Wolcott Meadows Phase II Tax credit (LIHTC) 6032 Alport St, Wolcott 14590 40 homes, 39 low-income · 1 bd: 20 · 2 bd: 19 · In service since 1995 · For older adults
- Lyons Manor HUD-assisted 31 Pearl St, Lyons 14489 39 homes, 38 low-income · For older adults · (315) 946-4013
- Canal View Apts Tax credit (LIHTC) 100 Canalview Dr, Lyons 14489 36 low-income homes · 1 bd: 26 · 2 bd: 10 · In service since 2009 · For older adults
- Brown Square Village II Tax credit (LIHTC) 2102 Browns Sq, Ontario 14519 32 low-income homes · 1 bd: 32 · In service since 1994 · For older adults
- Red Creek Garden Apts Tax credit (LIHTC) 6578 State Route 104A, Red Creek 13143 32 low-income homes · 1 bd: 16 · 2 bd: 16 · In service since 2000 · For families
- Windy Hill Apts Tax credit (LIHTC) · HUD-assisted 47 John St, Clyde 14433 31 homes, 30 low-income · 1 bd: 4 · 2 bd: 19 · 3 bd: 6 · In service since 2004 · For families · (315) 923-7425
- Wolcott Estates HUD-assisted 5770 New Hartford St, Wolcott 14590 30 low-income homes · For older adults · (315) 594-1259
- Hope Village Apartments HUD-assisted 6430 Hope Cir, Wolcott 14590 25 low-income homes · For families · (315) 594-1765
- Palmyra Senior Apts Tax credit (LIHTC) 3510 Vienna St, Palmyra 14522 24 low-income homes · 1 bd: 24 · In service since 2001 · For older adults
- Willow Landing II Apts Tax credit (LIHTC) 908 Conifer Dr, Palmyra 14522 24 low-income homes · 2 bd: 8 · 3 bd: 16 · In service since 2008 · For families
- Blue Cut Apartments HUD-assisted 6595 Blue Cut Rd, Newark 14513 8 low-income homes · For people with disabilities · (585) 394-2900
- Blue Cut II Apartments HUD-assisted 6595 Blue Cut Rd, Newark 14513 8 low-income homes · For people with disabilities · (585) 394-2900
- Crowley House HUD-assisted 965 Sohn Alloway Rd, Lyons 14489 6 low-income homes · For people with disabilities · (585) 328-3210
- Granite Works Tax credit (LIHTC) 52 Water St, Lyons 14489 4 low-income homes · 2 bd: 4 · For families
2 properties have two programs at the same address and appear 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 Wayne 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 Wayne 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
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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)
-
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 | $22,500 | $37,450 | $59,950 |
| 2 people | $25,700 | $42,800 | $68,500 |
| 3 people | $28,900 | $48,150 | $77,050 |
| 4 people | $33,000 | $53,500 | $85,600 |
| 5 people | $38,680 | $57,800 | $92,450 |
| 6 people | $44,360 | $62,100 | $99,300 |
| 7 people | $50,040 | $66,350 | $106,150 |
| 8 people | $55,720 | $70,650 | $113,000 |
Area median income: $107,000. HUD income limits by family size, Fiscal year 2026. Area: Rochester, NY MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $905 – $1,106
- 1 bedroom $1,018 – $1,244
- 2 bedrooms $1,274 – $1,558
- 3 bedrooms $1,535 – $1,877
- 4 bedrooms $1,688 – $2,063
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
- Newark Housing Authority Public housing and Section 8 vouchers · 537 vouchers (315) 331-1574 Newark Housing Authority: ggetman@newarknyhousing.org
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 Wayne County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
Pathstone Corporation- Canandaigua, NY
5297 Parkside Dr Ste 410, Canandaigua · 25 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 7 more
-
Greater Rochester Habitat for Humanity
755 Culver Rd, Rochester · 26 miles away
- Budget and credit workshops
- Workshops for new owners
- and 4 more
-
CCCS of Rochester-Home Office
1050 University Ave, Rochester · 27 miles away · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Wayne 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
$2,832
What you need before you get the keys.
What adds up
- First month
- $1,416
- Security deposit
- $1,416
- Total
- $2,832
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 Wayne County?
According to HUD (Fiscal year 2027): Studio: $1,005; 1 bedroom: $1,131; 2 bedrooms: $1,416; 3 bedrooms: $1,706; 4 bedrooms: $1,875. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Wayne County?
Paying the 2-bedroom fair market rent ($1,416) without spending more than 30% of income takes $27.23 an hour full time, or $56,640 a year.
Who qualifies for Section 8 in Wayne County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $53,500 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 Wayne 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 $1,274 and $1,558 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Wayne County?
For 2 bedrooms they run from $1,420 in 13143 to $1,610 in 14516. 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 Wayne County?
HUD lists 30 properties with homes for low-income households in Wayne 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 Wayne County?
HUD counts rent as a burden when it reaches 30% of income or more. In Wayne County, 45% of renter households are in that position; in New York, 52%, and nationwide, 51% (Average 2020–2024, Census).