HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Capitol Planning Region, Connecticut (FY 2026)
$1,865 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Capitol Planning Region, and it's the baseline every voucher in Capitol is measured against.
2 bedroom FMR
$1,865
FY 2026, utilities included
Payment standard range
$1,679 to $2,052
90% to 110% of FMR
Income to afford 2BR
$74,600
per year, at 30% of income
Rank in Connecticut
5th of 9
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Capitol moves to $1,933. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Capitol actually rent for?
Search any address in Capitol for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage |
|---|---|---|---|---|
| Studio | $1,286 | $1,157 to $1,415 | $51,440 | $24.73/hr |
| 1 bedroom | $1,477 | $1,329 to $1,625 | $59,080 | $28.40/hr |
| 2 bedroom | $1,865 | $1,679 to $2,052 | $74,600 | $35.87/hr |
| 3 bedroom | $2,236 | $2,012 to $2,460 | $89,440 | $43.00/hr |
| 4 bedroom | $2,537 | $2,283 to $2,791 | $101,480 | $48.79/hr |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $2,918 | $2,626 to $3,210 |
| 6 bedroom Estimate | $3,298 | $2,968 to $3,628 |
| 7 bedroom Estimate | $3,679 | $3,311 to $4,047 |
| 8 bedroom Estimate | $4,059 | $3,653 to $4,465 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2026 runs October 1, 2025 through September 30, 2026, and in Capitol Planning Region the five published rates run from $1,286 to $2,537, studio through four bedrooms.
Capitol doesn't get its own number. It sits inside the Hartford-West Hartford-East Hartford metro and shares one rate with one other planning region, including Lower Connecticut River Valley Planning Region. HUD sets metro FMRs from rents across the whole metro, which is why a rural corner of a big metro can carry a city-sized rate.
The state median two-bedroom FMR is $1,865. Capitol comes in at $1,865, within a couple percent of that, and ranks 5th of 9 in Connecticut. Against the national median county ($1,018) it's about 83% above. Population is around 969,029.
Rates by town
Connecticut publishes Fair Market Rents town by town instead of by planning region. All 38 towns in Capitol Planning Region share the same rate for FY 2026, so the planning region number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Hartford town | 119,970 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| New Britain town | 73,301 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| West Hartford town | 63,809 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Manchester town | 59,473 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| East Hartford town | 50,798 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Southington town | 43,575 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Enfield town | 41,100 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Glastonbury town | 35,136 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Newington town | 30,551 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Vernon town | 30,377 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Windsor town | 29,367 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Wethersfield town | 27,180 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| South Windsor town | 26,820 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Farmington town | 26,685 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Simsbury town | 24,747 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Mansfield town | 22,454 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Bloomfield town | 21,547 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Rocky Hill town | 20,724 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Berlin town | 20,210 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Avon town | 18,856 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Plainville town | 17,468 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Ellington town | 16,700 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Suffield town | 15,636 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Tolland town | 14,556 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Windsor Locks town | 12,555 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Coventry town | 12,267 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Stafford town | 11,462 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| East Windsor town | 11,157 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Granby town | 11,020 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Somers town | 10,164 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Canton town | 10,108 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Hebron town | 9,109 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Marlborough town | 6,106 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Willington town | 5,563 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Columbia town | 5,268 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| East Granby town | 5,214 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Bolton town | 4,848 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
| Andover town | 3,148 | $1,286 | $1,477 | $1,865 | $2,236 | $2,537 |
Counties sharing the Hartford-West Hartford-East Hartford metro rate
Rates by ZIP code
HUD also publishes Small Area FMRs for the 109 ZIP codes it covers in Capitol. Two-bedroom rates run from $1,300 in 06237 (Columbia) to $2,800 in 06269 (Storrs Mansfield), a $1,500 spread inside one planning region. Whether your housing authority uses the ZIP rate or the planning region rate depends on whether HUD has designated this area for Small Area FMRs. Ask the PHA which one it's on before you price a unit.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 06001 | Avon | $2,240 | +20.1% |
| 06002 | Bloomfield | $2,370 | +27.1% |
| 06006 | Windsor | $1,865County rate | — |
| 06016 | Broad Brook | $2,190 | +17.4% |
| 06019 | Canton | $1,930 | +3.5% |
| 06020 | Canton Center | $1,860 | -0.3% |
| 06022 | Collinsville | $1,930 | +3.5% |
| 06023 | East Berlin | $1,840 | -1.3% |
| 06025 | East Glastonbury | $1,865County rate | — |
| 06026 | East Granby | $1,600 | -14.2% |
| 06028 | East Windsor Hill | $1,865County rate | — |
| 06029 | Ellington | $2,260 | +21.2% |
| 06030 | Farmington | $1,865County rate | — |
| 06032 | Farmington | $2,430 | +30.3% |
| 06033 | Glastonbury | $2,330 | +24.9% |
| 06034 | Farmington | $1,860 | -0.3% |
| 06035 | Granby | $1,950 | +4.6% |
| 06037 | Berlin | $1,910 | +2.4% |
| 06040 | Manchester | $1,860 | -0.3% |
| 06041 | Manchester | $1,860 | -0.3% |
| 06042 | Manchester | $2,230 | +19.6% |
| 06043 | Bolton | $1,630 | -12.6% |
| 06045 | Manchester | $1,860 | -0.3% |
| 06050 | New Britain | $1,860 | -0.3% |
| 06051 | New Britain | $1,500 | -19.6% |
| 06052 | New Britain | $1,700 | -8.8% |
| 06053 | New Britain | $1,760 | -5.6% |
| 06059 | North Canton | $1,930 | +3.5% |
| 06060 | North Granby | $1,960 | +5.1% |
| 06062 | Plainville | $1,540 | -17.4% |
| 06064 | Poquonock | $1,865County rate | — |
| 06066 | Vernon Rockville | $1,960 | +5.1% |
| 06067 | Rocky Hill | $2,320 | +24.4% |
| 06070 | Simsbury | $2,710 | +45.3% |
| 06071 | Somers | $1,750 | -6.2% |
| 06072 | Somersville | $1,880 | +0.8% |
| 06073 | South Glastonbury | $2,020 | +8.3% |
| 06074 | South Windsor | $2,310 | +23.9% |
| 06075 | Stafford | $1,880 | +0.8% |
| 06076 | Stafford Springs | $1,600 | -14.2% |
What a voucher pays here
The FMR isn't the check you'd receive. Your local housing authority turns it into a payment standard, set between 90% and 110% of FMR, so a two-bedroom here lands between $1,679 and $2,052. Subtract about 30% of the tenant's income and that's the housing assistance payment. If you ask more than similar unassisted units rent for, the PHA's rent reasonableness check will push back.
At the standard 30% of income, a household needs about $74,600 a year to afford $1,865 a month. On a 40-hour week that's $36 an hour.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,679) | HAP at 100% ($1,865) | HAP at 110% ($2,052) |
|---|---|---|---|---|
| $2,500 | $750 | $929 | $1,115 | $1,302 |
| $4,000 | $1,200 | $479 | $665 | $852 |
Nearby counties
Lower Connecticut River Valley Planning Region
$1,86525 mi · pop 174,983
Naugatuck Valley Planning Region
$1,78827 mi · pop 452,303
Northwest Hills Planning Region
$1,61629 mi · pop 112,848
South Central Connecticut Planning Region
$1,96934 mi · pop 566,803
Southeastern Connecticut Planning Region
$1,86635 mi · pop 279,025
Northeastern Connecticut Planning Region
$1,60137 mi · pop 95,829
Greater Bridgeport Planning Region
$2,51150 mi · pop 326,296
Western Connecticut Planning Region
$2,51158 mi · pop 621,232
Questions people ask
$1,865 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,286 for a studio, $1,477 for one bedroom, $2,236 for three and $2,537 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Capitol actually go for?
HUD's number is one input. Search any address in Capitol for a rent estimate built from nearby comps. 3 free searches, no card.
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