Renting · Section 8
Data from November 2026
Renting in Lycoming County, Pennsylvania
Lycoming County has a HUD fair market rent of $1,217 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $913 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $23.40 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,217
- a month, HUD, Fiscal year 2027
- 20% less than in Pennsylvania
- Typical rent
- $913
- a month, Census, Average 2020–2024
- 24% less than in Pennsylvania
- Wage needed
- $23.40
- an hour, 2 bedrooms
- Or $48,680 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 47%
- spend 30% or more of income on rent
- 2% less than in Pennsylvania
Only here
Renting in Lycoming County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Sullivan County has the lowest typical rent ($775), 15% below the $913 in Lycoming 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 Lycoming 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 Lycoming County was $1,087 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 | $847 | $16.29 | $33,880 |
| 1 bedroom | $1,005 | $19.33 | $40,200 |
| 2 bedrooms | $1,217 | $23.40 | $48,680 |
| 3 bedrooms | $1,623 | $31.21 | $64,920 |
| 4 bedrooms | $1,792 | $34.46 | $71,680 |
HUD area: Williamsport, PA 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 28 ZIP codes in Lycoming County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,080 in 17720 to $1,340 in 17763. 17 ZIP codes are above the county's fair market rent ($1,217).
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)
| 17701 | Sullivan County, PA | $880 | $1,040 | $1,260 | $1,680 | $1,860 |
|---|---|---|---|---|---|---|
| 17701 | Williamsport, PA | $880 | $1,040 | $1,260 | $1,680 | $1,860 |
| 17702 | Williamsport, PA | $910 | $1,070 | $1,300 | $1,730 | $1,910 |
| 17720 | Williamsport, PA | $750 | $900 | $1,080 | $1,430 | $1,570 |
| 17723 | Williamsport, PA | $850 | $1,010 | $1,220 | $1,630 | $1,800 |
| 17728 | Williamsport, PA | $750 | $900 | $1,080 | $1,430 | $1,580 |
| 17737 | Sullivan County, PA | $800 | $950 | $1,150 | $1,530 | $1,690 |
| 17737 | Williamsport, PA | $800 | $950 | $1,150 | $1,530 | $1,690 |
| 17739 | Williamsport, PA | $850 | $1,010 | $1,220 | $1,630 | $1,800 |
| 17740 | Clinton County, PA | $770 | $900 | $1,090 | $1,450 | $1,640 |
| 17740 | Williamsport, PA | $770 | $900 | $1,090 | $1,450 | $1,640 |
| 17742 | Williamsport, PA | $890 | $1,050 | $1,270 | $1,700 | $1,870 |
| 17744 | Williamsport, PA | $860 | $1,020 | $1,240 | $1,650 | $1,830 |
| 17752 | Williamsport, PA | $930 | $1,110 | $1,340 | $1,790 | $1,970 |
| 17754 | Williamsport, PA | $880 | $1,050 | $1,270 | $1,690 | $1,870 |
| 17756 | Columbia County, PA | $890 | $1,060 | $1,280 | $1,700 | $1,870 |
| 17756 | Montour County, PA | $890 | $1,060 | $1,280 | $1,700 | $1,870 |
| 17756 | Northumberland County, PA | $890 | $1,060 | $1,280 | $1,700 | $1,870 |
| 17756 | Williamsport, PA | $890 | $1,060 | $1,280 | $1,700 | $1,870 |
| 17762 | Williamsport, PA | $780 | $940 | $1,130 | $1,500 | $1,640 |
| 17763 | Williamsport, PA | $930 | $1,110 | $1,340 | $1,790 | $1,970 |
| 17769 | Williamsport, PA | $850 | $1,010 | $1,220 | $1,630 | $1,800 |
| 17771 | Williamsport, PA | $810 | $970 | $1,170 | $1,560 | $1,720 |
| 17774 | Columbia County, PA | $900 | $1,060 | $1,290 | $1,720 | $1,900 |
| 17774 | Williamsport, PA | $900 | $1,060 | $1,290 | $1,720 | $1,900 |
| 17776 | Williamsport, PA | $770 | $900 | $1,080 | $1,430 | $1,590 |
| 17810 | Union County, PA | $850 | $1,020 | $1,190 | $1,600 | $1,840 |
| 17810 | Williamsport, PA | $850 | $1,020 | $1,190 | $1,600 | $1,840 |
- 17701 · Sullivan County, PA $1,260$1,680
- 17701 · Williamsport, PA $1,260$1,680
- 17702 · Williamsport, PA $1,300$1,730
- 17720 · Williamsport, PA $1,080$1,430
- 17723 · Williamsport, PA $1,220$1,630
- 17728 · Williamsport, PA $1,080$1,430
- 17737 · Sullivan County, PA $1,150$1,530
- 17737 · Williamsport, PA $1,150$1,530
- 17739 · Williamsport, PA $1,220$1,630
- 17740 · Clinton County, PA $1,090$1,450
- 17740 · Williamsport, PA $1,090$1,450
- 17742 · Williamsport, PA $1,270$1,700
- 17744 · Williamsport, PA $1,240$1,650
- 17752 · Williamsport, PA $1,340$1,790
- 17754 · Williamsport, PA $1,270$1,690
- 17756 · Columbia County, PA $1,280$1,700
- 17756 · Montour County, PA $1,280$1,700
- 17756 · Northumberland County, PA $1,280$1,700
- 17756 · Williamsport, PA $1,280$1,700
- 17762 · Williamsport, PA $1,130$1,500
- 17763 · Williamsport, PA $1,340$1,790
- 17769 · Williamsport, PA $1,220$1,630
- 17771 · Williamsport, PA $1,170$1,560
- 17774 · Columbia County, PA $1,290$1,720
- 17774 · Williamsport, PA $1,290$1,720
- 17776 · Williamsport, PA $1,080$1,430
- 17810 · Union County, PA $1,190$1,600
- 17810 · Williamsport, PA $1,190$1,600
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 Lycoming County, 47% of renter households are in that position; in Pennsylvania, 48%, 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.
47%
of renter households spend 30% or more of their income on rent.
14,486 households rent in Lycoming County
- Spend half or more of their income 24%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 53%
Compared with the state and the country
- Lycoming 47%
- Pennsylvania 48%
- United States 51%
Low-income apartments
Low-income apartments in Lycoming County
HUD lists 18 properties with homes for low-income households in Lycoming 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)
- 12
- HUD-assisted
- 6
- public housing
- 2
1,313 homes in all; 1,244 of them low-income, according to HUD.
- William Hepburn Apts Public housing 400 Lycoming St, Williamsport 17701 237 low-income homes · Run by Housing Authority of the County of Lycoming · Average payment: $390 a month · Average wait: 9 months · (570) 323-3755
- Michael Ross Public housing 38 Bower St, Montgomery 17752 226 low-income homes · Run by Housing Authority of the County of Lycoming · Average payment: $428 a month · Average wait: 19 months · (570) 323-3755
- Newberry Estates Tax credit (LIHTC) · HUD-assisted 2500 Federal Ave, Williamsport 17701 200 homes, 163 low-income · 1 bd: 40 · 2 bd: 100 · 3 bd: 60 · In service since 2013 · For families · (570) 323-8910
- Williamsport Housing Elderly HUD-assisted 798 W Edwin St, Williamsport 17701 101 homes, 100 low-income · For older adults · (570) 326-7300
- Williamsport Manor Tax credit (LIHTC) · HUD-assisted 450 Center St, Williamsport 17701 101 homes, 100 low-income · 1 bd: 100 · In service since 1996 · For older adults · (570) 326-7273
- Timberland Apts HUD-assisted 500 Lycoming St, Williamsport 17701 100 homes, 99 low-income · For families · (570) 326-5452
- Williamsport Nsa HUD-assisted 609 2nd St, Williamsport 17701 50 low-income homes · For families · (570) 326-7273
- Memorial Homes Tax credit (LIHTC) 1609 Memorial Ave, Williamsport 17701 40 low-income homes · 1 bd: 22 · 2 bd: 18 · In service since 2014 · For people with disabilities, families
- Grove Street Commons Tax credit (LIHTC) 1290 Grove St, Williamsport 17701 32 low-income homes · 1 bd: 28 · 2 bd: 4 · In service since 2016 · For older adults
- Mill Race Commons Tax credit (LIHTC) 108 Rockey Ln, Montoursville 17754 32 low-income homes · 1 bd: 28 · 2 bd: 4 · In service since 2005 · For older adults
- Parkside Manor Tax credit (LIHTC) 95 Rockey Ln, Montoursville 17754 28 low-income homes · 1 bd: 24 · 2 bd: 4 · In service since 2009 · For older adults
- Broad Street School Apts Tax credit (LIHTC) 201 S Broad St, Jersey Shore 17740 30 homes, 25 low-income · 1 bd: 20 · 2 bd: 10 · In service since 2001 · For older adults
- Faxon Commons Tax credit (LIHTC) 1804 Loyalsock Dr, Williamsport 17701 24 low-income homes · 1 bd: 24 · In service since 2006 · For older adults
- Grace Street Commons Tax credit (LIHTC) 739 Grace St, Williamsport 17701 24 low-income homes · 1 bd: 24 · In service since 2003 · For older adults
- Nichols Court Tax credit (LIHTC) 900 Nichols Pl, Williamsport 17701 24 low-income homes · 1 bd: 22 · 2 bd: 2 · In service since 2009 · For older adults
- Berkshire Manor HUD-assisted 801 W 4th St, Williamsport 17701 20 low-income homes · For older adults · (570) 326-7273
- Iris Commons Tax credit (LIHTC) 614 Spruce St, Williamsport 17701 20 low-income homes · 2 bd: 4 · 3 bd: 12 · 4 bd: 4 · In service since 2007 · For families
- Almond Street Commons Tax credit (LIHTC) 1207 Almond St, Williamsport 17701 24 homes
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 Lycoming 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 Lycoming 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 | $18,100 | $30,200 | $48,300 |
| 2 people | $21,640 | $34,500 | $55,200 |
| 3 people | $27,320 | $38,800 | $62,100 |
| 4 people | $33,000 | $43,100 | $68,950 |
| 5 people | $38,680 | $46,550 | $74,500 |
| 6 people | $44,360 | $50,000 | $80,000 |
| 7 people | $50,040 | $53,450 | $85,500 |
| 8 people | $55,720 | $56,900 | $91,050 |
Area median income: $85,200. HUD income limits by family size, Fiscal year 2026. Area: Williamsport, PA MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $762 – $932
- 1 bedroom $905 – $1,106
- 2 bedrooms $1,095 – $1,339
- 3 bedrooms $1,461 – $1,785
- 4 bedrooms $1,613 – $1,971
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 the County of Lycoming Public housing and Section 8 vouchers · 685 vouchers · 463 public housing units (570) 323-3755 Housing Authority of the County of Lycoming: merilyn@lycominghousing.org
Housing agencies in Pennsylvania Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Pennsylvania
What Pennsylvania 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 2 months of rent
- 68 P.S. §250.511a(a)-(b)
- When must they return my deposit?
- 30 days
- 68 P.S. §250.512(a)
- If I fall behind on rent, what notice must I get?
- 10 days
- 68 P.S. §250.501(b)
- How much notice ends a month-to-month rental?
- 15 days
- 68 P.S. §250.501(b)
- Only a court order can remove you68 P.S. §250.501 et seq.; 68 P.S. §399.1 et seq.
Help
Where to get help with rent in Lycoming County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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The Home Foundation
226 E Nittany Ave, State College · 56 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 4 more
Rental assistance programs
The ones that serve in Lycoming County or the whole state, with what each page says about being open.
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Property Tax/Rent Rebate Program
Run by Pennsylvania Department of Revenue
Pennsylvania yearly rebate for owners and renters 65 or older, widows and widowers 50 or older, and people with disabilities 18 or older, based on income
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Lycoming 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 Pennsylvania, the average home bill was $145 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
$2,434
What you need before you get the keys.
What adds up
- First month
- $1,217
- Security deposit
- $1,217
- Total
- $2,434
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 Lycoming County?
According to HUD (Fiscal year 2027): Studio: $847; 1 bedroom: $1,005; 2 bedrooms: $1,217; 3 bedrooms: $1,623; 4 bedrooms: $1,792. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Lycoming County?
Paying the 2-bedroom fair market rent ($1,217) without spending more than 30% of income takes $23.40 an hour full time, or $48,680 a year.
Who qualifies for Section 8 in Lycoming County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $43,100 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 Lycoming 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 $1,095 and $1,339 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Lycoming County?
For 2 bedrooms they run from $1,080 in 17720 to $1,340 in 17763. 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 Lycoming County?
HUD lists 18 properties with homes for low-income households in Lycoming 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 Lycoming County?
HUD counts rent as a burden when it reaches 30% of income or more. In Lycoming County, 47% of renter households are in that position; in Pennsylvania, 48%, and nationwide, 51% (Average 2020–2024, Census).