How much does Section 8 pay for a 2-bedroom in ZIP 14059?

For ZIP 14059 in Erie County, NY, the FY2027 two-bedroom Small Area Fair Market Rent is $1,710 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,540 to $1,880. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.

What are the FY2027 HUD rent benchmarks for ZIP 14059?

HUD's FY2027 Small Area Fair Market Rent for ZIP 14059, by bedroom size: studio $1,420, 1-bedroom $1,450, 2-bedroom $1,710, 3-bedroom $2,080, 4-bedroom $2,380. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.

Which housing authority covers ZIP 14059?

Agencies listed for Erie County include Town of Amherst, City of Buffalo, City of North Tonawanda. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.

Section 8 Rent in ZIP 14059

FY2027 Small Area Fair Market Rent for ZIP 14059 in Erie County, New York: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in New York.

Studio

$1,420

1 BR

$1,450

2 BR

$1,710

3 BR

$2,080

4 BR

$2,380

What does the HUD rent benchmark measure in ZIP 14059?

HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $1,450 for a one-bedroom and $1,710 for a two-bedroom in ZIP 14059. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.

What changed from FY2026 to FY2027 in ZIP 14059

HUD's two-bedroom Small Area Fair Market Rent for ZIP 14059 fell from $1,760 in FY2026 to $1,710 in FY2027, a change of -$50 a month (-2.8%). FY2027 figures took effect on October 1, 2026.

Bedrooms	FY2026	FY2027	Change
Efficiency (studio)	$1,450	$1,420	-$30 (-2.1%)
1-bedroom	$1,490	$1,450	-$40 (-2.7%)
2-bedroom	$1,760	$1,710	-$50 (-2.8%)
3-bedroom	$2,150	$2,080	-$70 (-3.3%)
4-bedroom	$2,450	$2,380	-$70 (-2.9%)

The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.

Already renting with a voucher in ZIP 14059? Under standard HCV rules, a lower payment standard does not cut your subsidy right away. Moving to Work agencies may use different policies. The housing authority may keep your current payment standard for as long as you stay in the same unit. If it decides to lower it, the reduction cannot start sooner than two years after the decrease takes effect, and only after it sends you the required notice (24 CFR 982.505(c)(3)). Families who are new to the program, or who move to a different unit, get the schedule in effect at that time.

Source: HUD Small Area Fair Market Rents, FY2026 and FY2027, huduser.gov.

Illustration: 90% to 110% of the HUD benchmark (2 BR)

These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.

Low (90%)

$1,540

FMR (100%)

$1,710

High (110%)

$1,880

Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.

ZIP vs county FMR (2 BR)

ZIP 14059 at $1,710 is $287 higher than the Erie County county-wide 2 BR FMR of $1,423. This is a comparison of HUD benchmarks. It does not establish the agency's adopted standard or the assistance available to a particular household.

Can a landlord refuse Section 8 in ZIP 14059?

No. New York law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in ZIP 14059. If you were turned away for having a voucher, that refusal may be illegal.

NY Human Rights Law §296(5)

NY State Human Rights Law prohibits housing discrimination based on lawful source of income statewide (added by 2019 amendment). Enforcement by NYS Division of Human Rights. In People v Commons West (App. Div. 3d Dept., March 5, 2026) the court held the provision facially unconstitutional to the extent it bars refusing Section 8 vouchers; the Attorney General has appealed to the Court of Appeals. NYC's own Human Rights Law was not before the court. See county-level notes.

View statute →

Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.

Housing authorities serving Erie County

Town of Amherst
Buffalo · PHA code NY091
5,683 Section 8 units
City of Buffalo
Buffalo · PHA code NY409
5,329 Section 8 units
City of North Tonawanda
Buffalo · PHA code NY405
674 Section 8 units
Buffalo Municipal Housing Authority
Buffalo · PHA code NY002
617 Section 8 units
Kenmore Municipal Housing Authority
Kenmore · PHA code NY400
0 Section 8 units

These agencies are listed for the county. Confirm jurisdiction for the exact address and, if you already have a voucher, which agency will administer the proposed move.

Frequently asked questions

How much does Section 8 pay for a 2-bedroom in ZIP 14059?: For ZIP 14059 in Erie County, NY, the FY2027 two-bedroom Small Area Fair Market Rent is $1,710 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,540 to $1,880. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
What are the FY2027 HUD rent benchmarks for ZIP 14059?: HUD's FY2027 Small Area Fair Market Rent for ZIP 14059, by bedroom size: studio $1,420, 1-bedroom $1,450, 2-bedroom $1,710, 3-bedroom $2,080, 4-bedroom $2,380. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
Which housing authority covers ZIP 14059?: Agencies listed for Erie County include Town of Amherst, City of Buffalo, City of North Tonawanda. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.

Find Section 8 apartments in ZIP 14059

VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.

Browse voucher-friendly listings in ZIP 14059 List your unit free

Erie County overview All of New York

Landlord and investor tools for Erie County

RentalCalcs

Free calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.

SAFMR data published by HUD for FY2027. ZIP 14059 maps to Erie County, NY · FIPS 36029. Investors can run these numbers in the RentalCalcs voucher analyzer.