Ithaca, NY MSA · FY2026 area median income $118,000 · effective May 1, 2026
Check whether a deal here pencils →| Unit | 20% | 30% | 40% | 50% | 60% | 70% | 80% |
|---|---|---|---|---|---|---|---|
| Studio | $413 | $619 | $826 | $1,032 | $1,239 | $1,445 | $1,652 |
| 1BR | $442 | $663 | $885 | $1,106 | $1,327 | $1,548 | $1,770 |
| 2BR | $531 | $796 | $1,062 | $1,327 | $1,593 | $1,858 | $2,124 |
| 3BR | $613 | $920 | $1,227 | $1,534 | $1,841 | $2,148 | $2,455 |
| 4BR | $684 | $1,026 | $1,369 | $1,711 | $2,053 | $2,395 | $2,738 |
Gross rent includes utilities. Subtract the utility allowance for the rent you can charge.
| Household | 30% | 50% | 60% | 80% |
|---|---|---|---|---|
| 1 person | $24,780 | $41,300 | $49,560 | $66,080 |
| 2 persons | $28,320 | $47,200 | $56,640 | $75,520 |
| 3 persons | $31,860 | $53,100 | $63,720 | $84,960 |
| 4 persons | $35,400 | $59,000 | $70,800 | $94,400 |
| 5 persons | $38,250 | $63,750 | $76,500 | $102,000 |
| 6 persons | $41,070 | $68,450 | $82,140 | $109,520 |
| 7 persons | $43,920 | $73,200 | $87,840 | $117,120 |
| 8 persons | $46,740 | $77,900 | $93,480 | $124,640 |
Rents are capped at 30% of the income limit for an imputed household of 1.5 persons per bedroom, so a two-bedroom unit uses the three-person limit. Under the average income test, units can be designated from 20% to 80% AMI as long as the weighted average stays at or below 60%.
Run a deal in Tompkins County to see the sources and uses, bond test, DSCR, and funding gap using these rents.