HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Naugatuck Valley Planning Region, Connecticut (FY 2026)
$1,788 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Naugatuck Valley Planning Region, and it's the baseline every voucher in Naugatuck Valley is measured against.
2 bedroom FMR
$1,788
FY 2026, utilities included
Payment standard range
$1,609 to $1,967
90% to 110% of FMR
Income to afford 2BR
$71,520
per year, at 30% of income
Rank in Connecticut
7th of 9
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Naugatuck Valley moves to $1,745. That's down 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Naugatuck Valley actually rent for?
Search any address in Naugatuck Valley 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 | $1,248 | $1,123 to $1,373 | $49,920 | $24.00/hr |
| 1 bedroom | $1,445 | $1,301 to $1,590 | $57,800 | $27.79/hr |
| 2 bedroom | $1,788 | $1,609 to $1,967 | $71,520 | $34.38/hr |
| 3 bedroom | $2,210 | $1,989 to $2,431 | $88,400 | $42.50/hr |
| 4 bedroom | $2,646 | $2,381 to $2,911 | $105,840 | $50.88/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 | $3,043 | $2,739 to $3,347 |
| 6 bedroom Estimate | $3,440 | $3,096 to $3,784 |
| 7 bedroom Estimate | $3,837 | $3,453 to $4,221 |
| 8 bedroom Estimate | $4,234 | $3,811 to $4,657 |
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 Naugatuck Valley Planning Region the five published rates run from $1,248 to $2,646, studio through four bedrooms.
Naugatuck Valley is its own HUD metro area (Waterbury-Shelton, CT), so the rate here is set from rents inside the planning region rather than a wider region.
The state median two-bedroom FMR is $1,865. Naugatuck Valley comes in at $1,788, about 4% below that, and ranks 7th of 9 in Connecticut. Against the national median county ($1,018) it's about 76% above. Population is around 452,303.
Rates by town
Connecticut publishes Fair Market Rents town by town instead of by planning region. The 19 towns in Naugatuck Valley Planning Region don't all get the same number. Two-bedroom rates run from $1,788 to $1,788 depending on the town, so the headline figure above is a population-weighted average and the town table is the one to use.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Waterbury townLowestHighest | 114,356 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Bristol town | 61,129 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Shelton town | 41,402 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Naugatuck town | 31,634 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Cheshire town | 28,852 | $1,279 | $1,445 | $1,788 | $2,210 | $2,608 |
| Watertown town | 22,171 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Southbury town | 19,973 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Ansonia town | 18,951 | $1,246 | $1,445 | $1,788 | $2,210 | $2,864 |
| Seymour town | 16,799 | $1,246 | $1,445 | $1,788 | $2,210 | $2,864 |
| Wolcott town | 16,192 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Oxford town | 12,870 | $1,246 | $1,445 | $1,788 | $2,210 | $2,864 |
| Derby town | 12,359 | $1,246 | $1,445 | $1,788 | $2,210 | $2,864 |
| Plymouth town | 11,715 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Woodbury town | 9,787 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Prospect town | 9,414 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Middlebury town | 7,736 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Thomaston town | 7,476 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
| Beacon Falls town | 6,089 | $1,246 | $1,445 | $1,788 | $2,210 | $2,864 |
| Bethlehem town | 3,398 | $1,246 | $1,445 | $1,788 | $2,210 | $2,608 |
Rates by ZIP code
HUD also publishes Small Area FMRs for the 36 ZIP codes it covers in Naugatuck Valley. Two-bedroom rates run from $1,380 in 06702 (Waterbury) to $2,680 in 06716 (Wolcott), a $1,300 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 |
|---|---|---|---|
| 06010 | Bristol | $1,880 | +5.1% |
| 06011 | Bristol | $1,750 | -2.1% |
| 06401 | Ansonia | $1,720 | -3.8% |
| 06403 | Beacon Falls | $2,200 | +23.0% |
| 06408 | Cheshire | $1,788County rate | — |
| 06410 | Cheshire | $1,680 | -6.0% |
| 06411 | Cheshire | $1,788County rate | — |
| 06418 | Derby | $1,710 | -4.4% |
| 06478 | Oxford | $1,710 | -4.4% |
| 06483 | Seymour | $1,710 | -4.4% |
| 06484 | Shelton | $2,010 | +12.4% |
| 06487 | South Britain | $1,890 | +5.7% |
| 06488 | Southbury | $2,590 | +44.9% |
| 06701 | Waterbury | $1,890 | +5.7% |
| 06702 | Waterbury | $1,380 | -22.8% |
| 06703 | Waterbury | $1,890 | +5.7% |
| 06704 | Waterbury | $1,730 | -3.2% |
| 06705 | Waterbury | $1,730 | -3.2% |
| 06706 | Waterbury | $1,710 | -4.4% |
| 06708 | Waterbury | $1,810 | +1.2% |
| 06710 | Waterbury | $1,670 | -6.6% |
| 06712 | Prospect | $2,340 | +30.9% |
| 06716 | Wolcott | $2,680 | +49.9% |
| 06720 | Waterbury | $1,890 | +5.7% |
| 06721 | Waterbury | $1,890 | +5.7% |
| 06722 | Waterbury | $1,890 | +5.7% |
| 06723 | Waterbury | $1,890 | +5.7% |
| 06724 | Waterbury | $1,890 | +5.7% |
| 06725 | Waterbury | $1,788County rate | — |
| 06726 | Waterbury | $1,788County rate | — |
| 06749 | Waterbury | $1,788County rate | — |
| 06751 | Bethlehem | $1,500 | -16.1% |
| 06762 | Middlebury | $2,100 | +17.4% |
| 06770 | Naugatuck | $1,830 | +2.3% |
| 06779 | Oakville | $1,890 | +5.7% |
| 06781 | Pequabuck | $1,820 | +1.8% |
| 06782 | Plymouth | $2,060 | +15.2% |
| 06786 | Terryville | $1,640 | -8.3% |
| 06787 | Thomaston | $1,490 | -16.7% |
| 06795 | Watertown | $1,720 | -3.8% |
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 $1,609 and $1,967. 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 $71,520 a year to afford $1,788 a month. On a 40-hour week that's $34 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% ($1,609) | HAP at 100% ($1,788) | HAP at 110% ($1,967) |
|---|---|---|---|---|
| $2,500 | $750 | $859 | $1,038 | $1,217 |
| $4,000 | $1,200 | $409 | $588 | $767 |
Nearby counties
South Central Connecticut Planning Region
$1,96916 mi · pop 566,803
Northwest Hills Planning Region
$1,61622 mi · pop 112,848
Greater Bridgeport Planning Region
$2,51124 mi · pop 326,296
Capitol Planning Region
$1,86527 mi · pop 969,029
Lower Connecticut River Valley Planning Region
$1,86529 mi · pop 174,983
Western Connecticut Planning Region
$2,51131 mi · pop 621,232
Southeastern Connecticut Planning Region
$1,86649 mi · pop 279,025
Northeastern Connecticut Planning Region
$1,60161 mi · pop 95,829
Questions people ask
$1,788 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,248 for a studio, $1,445 for one bedroom, $2,210 for three and $2,646 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 Naugatuck Valley actually go for?
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