Housing market/New York/ZIP 11796
ZIP 11796 West Sayville, New York
Nassau-Suffolk, NY HUD Metro FMR Area · New York. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 11796 · NY — sent to you.
ZIP 11796 · NY
ACS rent vs 2BR SAFMR
ZIP 11796 — West Sayville, NY HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 11796
- 1-unit detached1,12283.2%
- 1-unit attached20.1%
- 2–4 units15511.5%
- 5–49 units342.5%
- 50+ units352.6%
2–4 unit share 11.5% · 5–49 unit share 2.5% · combined 2–49 14.0%.
Units by bedrooms
Rent burden
- ACS median gross rent $2,519 (all bedrooms, occupied rentals).
- Median contract rent $2,345.
- Renters paying ≥30% of income 43.1%; ≥50% 28.2%.
- FY2027 2BR SAFMR $2,950 (1.171× ACS median gross rent).
Population
3,715 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -2.9%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 287 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 11796 15.9% of occupied households are renters; vacancy is 5.6%; ACS median gross rent is $2,519; population changed -2.9% between the 2018 and 2023 ACS vintages; the housing stock includes 155 units in 2–4-unit structures and 34 units in 5–49-unit structures; FY2027 2BR SAFMR is $2,950 versus ACS median gross rent of $2,519. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
New York research
ZIP 11796 is a Census / HUD profile for Nassau-Suffolk, NY. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 11796 — West Sayville, NY HUD Section 8 Payment Standards / SAFMR·New York ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is New York research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 11796?
ZIP 11796 (Nassau-Suffolk, NY HUD Metro FMR Area) has 3,715 residents, 1,273 households, a renter share of 15.9%, median household income of $162,443, and ACS 2023 median gross rent of $2,519. Vacancy is 5.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 11796?
ACS counts 122 units in 2-unit buildings, 33 in 3–4 unit buildings, 13 in 5–9, 0 in 10–19, and 21 in 20–49. Combined 2–49 unit stock is 189 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 11796?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,950. See the full schedule and 90–110% payment-standard band on the ZIP 11796 — West Sayville, NY HUD Section 8 Payment Standards / SAFMR.
Does this New York ZIP profile include Georgia listings?
No. ZIP 11796 is Census / HUD research for Nassau-Suffolk, NY HUD Metro FMR Area. Jeff Crowe CRE does not list New York property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.