State rental market reference · Data updated October 18, 2026
New York rental market for DSCR investors: rent, taxes and insurance by county
What a rental in New York rents for, what it costs to carry, and whether it stays rented, from official data for all 62 counties. Read it before you price a deal here.
New York at a glance
What does a rental rent for?
$2,971 a month
HUD's FY2027 2-bedroom Fair Market Rent where most of New York's renters live, from $1,014 (Chautauqua County) to $2,971 (Putnam County). It is the government figure for a modest 2-bedroom unit, utilities included, not the rent for a house.
What will property taxes cost?
1.55% of value a year
Homeowners in New York pay a median $6,582 a year on a median home value of $423,800 (Census ACS 2020–2024). A rental can be taxed at a different rate than an owner's home; the local tax bill is the real number.
What will insurance cost?
$1,240 a year
The median that homeowners with a mortgage in New York report paying for homeowners insurance (Census ACS 2020–2024). It is not a landlord quote: a rental policy usually costs more, and flood cover is extra.
Will it stay rented?
3.8% rental vacancy
Share of New York's rental homes vacant and for rent (Census ACS 2020–2024), across 3,525,661 renter households. Lower means rentals fill faster.
Are jobs growing?
Employment up 0.7% in a year
Employed residents in August 2026 against a year earlier; unemployment 4.6% (BLS, not seasonally adjusted, so compare the same month a year apart).
Is new supply coming?
38,667 homes permitted in 2025
About 5.0 new homes per 1,000 households; 30% single-family (Census Building Permits Survey). More new homes means more competition for tenants and buyers.
How often does it flood?
109,464 flood claims since 2005
National Flood Insurance Program claims on properties in New York since 2005, $5.4 billion paid (FEMA). Claims show where water has reached insured buildings; they are not a flood map, so check the FEMA flood zone for the address.
What it means for a DSCR rental in New York
A lender's DSCR is the monthly rent divided by the full monthly payment: principal, interest, property taxes, insurance and any HOA dues. Many lenders accept 1.00x; 1.20x leaves a cushion.
Take a home at New York's median value of $423,800, bought with 25% down on a 7.5% 30-year loan, with the state's typical tax rate and insurance:
- Principal and interest ($317,850 loan)
- $2,222
- Property taxes
- $547
- Insurance
- $103
- Full monthly payment
- $2,873
- Rent for a 1.20x DSCR
- $3,450 a month
The government 2-bedroom figure where most of New York's renters live is $2,971 a month, below the $3,450 that home needs. A house usually rents for more than a 2-bedroom unit, so price the house you are looking at with its own rent. The last column of the table below gives the same figure for each county.
Rules and costs a landlord faces in New York
Each line quotes the official source it comes from and the date it was last checked. These are general rules, not legal advice; local rules can add to them.
- How large a security deposit can you take?
Up to one month's rent.
No deposit or advance shall exceed the amount of one month's rent, unless the deposit or advance is for a seasonal use dwelling unit as provided for in subdivisions four and five of this section
New York State Legislature (NYS Open Legislation), checked October 18, 2026
- How fast must the deposit come back?
Within 14 days after the tenancy ends.
Within fourteen days after the tenant has vacated the premises, the landlord shall provide the tenant with an itemized statement indicating the basis for the amount of the deposit retained, if any, and shall return any remaining portion of the deposit to the tenant.
New York State Legislature (NYS Open Legislation), checked October 18, 2026
- Is a rental taxed like the owner's home?
A rental does not get the owner's homestead benefit.
Property must be a one-, two-, or three-family residence, a farm home or a residential condominium or cooperative apartment. The property must serve as the primary residence of one or more of the owners thereof.
New York State Department of Taxation and Finance, checked October 18, 2026
Market hubs in New York
DSCRInfo does not publish a monthly market hub in New York yet. The figures above and the table below cover every county; the market hubs cover other states.
New York by county
All 62 counties, most renter households first. "Rent for 1.20x" is the monthly rent a home at that county's median value needs on the example loan above. A dash means the source publishes no reliable figure there.
| County | 2-bed FMR | Property tax | Insurance / yr | Rental vacancy | Jobs, 1 yr | Permits | Flood claims | Rent for 1.20x |
|---|---|---|---|---|---|---|---|---|
| Kings County | $2,971 | 0.71% | $1,630 | 3.1% | -0.4% | 6,844 | 4,783 | $6,500 |
| New York County | $2,971 | 0.92% | $1,010 | 5.5% | -0.5% | 2,984 | 1,030 | $7,970 |
| Queens County | $2,971 | 0.87% | $1,430 | 2.8% | -0.5% | 3,395 | 11,230 | $5,330 |
| Bronx County | $2,971 | 1.03% | $1,510 | 2.4% | -0.3% | 6,032 | 1,190 | $4,030 |
| Westchester County | $2,971 | 1.51% | $1,680 | 2.5% | +1.8% | 996 | 6,521 | $5,340 |
| Erie County | $1,423 | 1.98% | $890 | 3.8% | +1.4% | 1,213 | 387 | $2,020 |
| Monroe County | $1,416 | 2.63% | $800 | 5.0% | +0.1% | 755 | 294 | $1,990 |
| Suffolk County | $2,689 | 1.73% | $1,940 | 4.1% | +1.5% | 1,399 | 21,102 | $4,830 |
| Nassau County | $2,689 | 1.46% | $1,920 | 4.5% | +1.4% | 821 | 40,515 | $5,500 |
| Onondaga County | $1,493 | 2.44% | $860 | 3.4% | +0.8% | 1,701 | 273 | $1,830 |
| Albany County | $1,711 | 1.77% | $1,020 | 3.3% | +1.7% | 683 | 211 | $2,480 |
| Richmond County | $2,971 | 0.92% | $1,650 | 4.7% | -0.2% | 508 | 6,067 | $5,040 |
| Orange County | $2,131 | 2.19% | $1,210 | 3.8% | +1.1% | 1,668 | 1,193 | $3,410 |
| Dutchess County | $2,131 | 1.89% | $1,270 | 3.6% | +1.2% | 552 | 623 | $3,410 |
| Rockland County | $2,971 | 1.68% | $1,370 | 2.6% | +1.8% | 429 | 1,078 | $4,900 |
| Oneida County | $1,210 | 2.02% | $920 | 4.4% | +1.5% | 254 | 719 | $1,610 |
| Broome County | $1,219 | 2.52% | $820 | 7.8% | +1.4% | 314 | 2,336 | $1,450 |
| Saratoga County | $1,711 | 1.40% | $1,040 | 4.6% | +1.7% | 884 | 297 | $2,790 |
| Niagara County | $1,423 | 2.19% | $860 | 4.3% | +1.6% | 271 | 96 | $1,700 |
| Schenectady County | $1,711 | 2.36% | $920 | 4.5% | +1.9% | 110 | 243 | $2,130 |
| Rensselaer County | $1,711 | 2.05% | $1,050 | 5.8% | +1.8% | 335 | 304 | $2,260 |
| Ulster County | $1,878 | 1.77% | $1,210 | 4.9% | +1.1% | 434 | 995 | $2,960 |
| Jefferson County | $1,453 | 1.54% | $990 | 4.4% | +1.6% | 288 | 124 | $1,570 |
| Tompkins County | $1,709 | 2.24% | $940 | 2.8% | +1.8% | 471 | 62 | $2,580 |
| Chautauqua County | $1,014 | 2.27% | $810 | 6.7% | +1.5% | 168 | 259 | $1,180 |
Show the other 37 counties
| County | 2-bed FMR | Property tax | Insurance / yr | Rental vacancy | Jobs, 1 yr | Permits | Flood claims | Rent for 1.20x |
|---|---|---|---|---|---|---|---|---|
| Ontario County | $1,416 | 2.05% | $840 | 5.4% | +0.7% | 467 | 136 | $1,940 |
| Oswego County | $1,493 | 2.40% | $880 | 4.8% | +1.1% | 153 | 88 | $1,410 |
| St. Lawrence County | $1,041 | 2.33% | $860 | 3.9% | +1.9% | 221 | 44 | $1,140 |
| Chemung County | $1,348 | 2.45% | $790 | 5.4% | +1.3% | 98 | 80 | $1,310 |
| Steuben County | $1,058 | 2.46% | $810 | 6.2% | +0.4% | 104 | 68 | $1,290 |
| Clinton County | $1,205 | 2.00% | $940 | 1.8% | +1.6% | 189 | 102 | $1,590 |
| Sullivan County | $1,299 | 2.00% | $1,190 | 5.3% | +4.3% | 568 | 656 | $2,180 |
| Cayuga County | $1,074 | 2.19% | $860 | 3.4% | +3.3% | 110 | 77 | $1,540 |
| Warren County | $1,347 | 1.47% | $1,040 | 6.8% | +0.0% | 243 | 66 | $2,180 |
| Cattaraugus County | $1,014 | 2.64% | $810 | 8.3% | +1.9% | 150 | 171 | $1,090 |
| Wayne County | $1,416 | 2.50% | $840 | 1.9% | +1.8% | 414 | 125 | $1,580 |
| Fulton County | $1,051 | 2.06% | $900 | 1.2% | +1.7% | 85 | 66 | $1,450 |
| Genesee County | $1,113 | 2.41% | $860 | 4.2% | +2.7% | 102 | 61 | $1,570 |
| Cortland County | $1,171 | 2.56% | $890 | 4.2% | +2.0% | 37 | 206 | $1,520 |
| Columbia County | $1,503 | 1.40% | $1,180 | 3.0% | +4.4% | 111 | 137 | $2,790 |
| Otsego County | $1,235 | 1.70% | $990 | 6.5% | +2.9% | 125 | 397 | $1,530 |
| Herkimer County | $1,210 | 2.10% | $880 | 2.9% | +2.0% | 54 | 334 | $1,330 |
| Montgomery County | $1,111 | 2.46% | $930 | 5.3% | +2.9% | 105 | 218 | $1,470 |
| Livingston County | $1,416 | 2.45% | $850 | 2.1% | +1.1% | 80 | 45 | $1,610 |
| Putnam County | $2,971 | 2.12% | $1,390 | 1.6% | +1.9% | 72 | 181 | $4,100 |
| Washington County | $1,347 | 2.01% | $990 | 4.8% | +1.2% | 84 | 52 | $1,730 |
| Madison County | $1,493 | 2.26% | $940 | 2.1% | +1.9% | 187 | 179 | $1,670 |
| Franklin County | $1,014 | 1.68% | $960 | 2.8% | +2.5% | 146 | 14 | $1,260 |
| Chenango County | $1,014 | 2.26% | $900 | 2.0% | +1.6% | 55 | 549 | $1,270 |
| Delaware County | $1,017 | 1.72% | $1,010 | 10.8% | +1.3% | 108 | 964 | $1,570 |
| Tioga County | $1,219 | 2.33% | $850 | 2.8% | +1.9% | 154 | 1,287 | $1,470 |
| Greene County | $1,354 | 1.49% | $1,120 | 5.1% | +2.3% | 140 | 378 | $2,230 |
| Wyoming County | $1,014 | 2.25% | $900 | 1.5% | +3.6% | 70 | 22 | $1,480 |
| Seneca County | $1,145 | 2.19% | $850 | 4.3% | +2.2% | 58 | 38 | $1,400 |
| Essex County | $1,171 | 1.47% | $1,060 | 7.8% | +1.9% | 188 | 141 | $1,750 |
| Orleans County | $1,416 | 2.72% | $840 | 1.9% | +2.1% | 34 | 16 | $1,350 |
| Allegany County | $1,014 | 2.92% | $750 | 6.4% | +1.2% | 97 | 23 | $1,010 |
| Schoharie County | $1,711 | 2.03% | $1,090 | 2.8% | +2.3% | 35 | 395 | $1,710 |
| Lewis County | $1,014 | 1.62% | $950 | 2.7% | +3.3% | 133 | 10 | $1,410 |
| Yates County | $1,057 | 1.88% | $770 | 1.9% | +2.4% | 87 | 63 | $1,590 |
| Schuyler County | $1,180 | 1.97% | $900 | 5.9% | +1.6% | 54 | 7 | $1,510 |
| Hamilton County | $1,287 | 1.00% | $1,070 | 6.4% | +1.1% | 40 | 24 | $2,000 |
Where these numbers come from
- 2-bedroom Fair Market Rent
- HUD's FY2027 Fair Market Rents, in effect from October 1, 2026: the rent and utilities of a modest 2-bedroom unit, set for housing vouchers. It is not a house rent. Where HUD publishes by town (New England), the county shows the range. HUD Fair Market Rents
- Property tax, insurance, vacancy and home value
- Census American Community Survey 5-year estimates, 2020–2024. Property tax is the median tax paid divided by the median home value of owner-occupied homes. Insurance is the median that owners with a mortgage report paying, not a landlord quote. Rental vacancy is homes vacant for rent divided by all rental homes. Figures from too few homes are left blank. American Community Survey
- Jobs
- BLS Local Area Unemployment Statistics: employed residents in August 2026 against the same month a year earlier, not seasonally adjusted. BLS LAUS
- Permits
- Census Building Permits Survey: new housing units authorized in 2025, all building sizes. Building Permits Survey
- Flood claims
- FEMA National Flood Insurance Program claims with a loss in 2005 or later, and the net amount paid. Only insured buildings appear. Check a flood zone
These are screening figures for comparing places, not a quote, an appraisal or a loan offer. New York total flood payments since 2005: $5.4 billion.