HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Naugatuck Valley Planning Region, Connecticut (FY 2027)
$1,745 a month. That's HUD's FY 2027 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.
Two-bedroom FMR
$1,745
-2.4% from FY 2026
Payment standard
$1,571–$1,920
90% to 110% of the FMR, two-bedroom
Income to afford
$69,800
a year, with rent at 30% of income
Rank in Connecticut
7th of 9
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,249 | $1,124–$1,374 | $49,960 | $24.02/hr | +0.1% |
| 1 bedroom | $1,336 | $1,202–$1,470 | $53,440 | $25.69/hr | -7.5% |
| 2 bedroom | $1,745 | $1,571–$1,920 | $69,800 | $33.56/hr | -2.4% |
| 3 bedroom | $2,184 | $1,966–$2,402 | $87,360 | $42.00/hr | -1.2% |
| 4 bedroom | $2,599 | $2,339–$2,859 | $103,960 | $49.98/hr | -1.8% |
Five to eight 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 | $2,989 | $2,690–$3,288 |
| 6 bedroom Estimate | $3,379 | $3,041–$3,717 |
| 7 bedroom Estimate | $3,769 | $3,392–$4,146 |
| 8 bedroom Estimate | $4,158 | $3,742–$4,574 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
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.
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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 $1,571 and $1,920. 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 $69,800 a year to afford $1,745 a month. On a 40-hour week that's $34 an hour.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,571 | Voucher pays at 100%$1,745 | Voucher pays at 110%$1,920 |
|---|---|---|---|---|
| $2,500 | $750 | $821 | $995 | $1,170 |
| $4,000 | $1,200 | $371 | $545 | $720 |
Rate history
The two-bedroom rate went down 2% from FY 2026 ($1,788) to FY 2027 ($1,745). The Connecticut median moved up 4% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2026 | $1,248 | $1,445 | $1,788 | $2,210 | $2,646 | — |
| FY 2027In effect | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 | -2.4% |
About this rate
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2027 runs October 1, 2026 through September 30, 2027, and in Naugatuck Valley Planning Region the five published rates run from $1,249 to $2,599, 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 $1,933. Naugatuck Valley comes in at $1,745, about 10% below that, and ranks 7th of 9 in Connecticut. Against the national median county ($1,063) it's about 64% above. Population is around 454,969.
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 $1,610 in 06702 (Waterbury) to $2,510 in 06716 (Wolcott), a $900 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 | $1,800 | +3.2% |
| 06011 | Bristol | $1,710 | -2.0% |
| 06401 | Ansonia | $1,810 | +3.7% |
| 06403 | Beacon Falls | $2,330 | +33.5% |
| 06408 | Cheshire | $1,745County rate | — |
| 06410 | Cheshire | $1,660 | -4.9% |
| 06411 | Cheshire | $1,745County rate | — |
| 06418 | Derby | $1,780 | +2.0% |
| 06478 | Oxford | $1,720 | -1.4% |
| 06483 | Seymour | $1,770 | +1.4% |
| 06484 | Shelton | $2,260 | +29.5% |
| 06487 | South Britain | $1,760 | +0.9% |
| 06488 | Southbury | $2,470 | +41.5% |
| 06701 | Waterbury | $1,760 | +0.9% |
| 06702 | Waterbury | $1,610 | -7.7% |
| 06703 | Waterbury | $1,760 | +0.9% |
| 06704 | Waterbury | $1,670 | -4.3% |
| 06705 | Waterbury | $1,670 | -4.3% |
| 06706 | Waterbury | $1,680 | -3.7% |
| 06708 | Waterbury | $1,740 | -0.3% |
| 06710 | Waterbury | $1,610 | -7.7% |
| 06712 | Prospect | $2,350 | +34.7% |
| 06716 | Wolcott | $2,510 | +43.8% |
| 06720 | Waterbury | $1,760 | +0.9% |
| 06721 | Waterbury | $1,760 | +0.9% |
| 06722 | Waterbury | $1,760 | +0.9% |
| 06723 | Waterbury | $1,760 | +0.9% |
| 06724 | Waterbury | $1,760 | +0.9% |
| 06725 | Waterbury | $1,745County rate | — |
| 06726 | Waterbury | $1,745County rate | — |
| 06749 | Waterbury | $1,745County rate | — |
| 06751 | Bethlehem | $1,610 | -7.7% |
| 06762 | Middlebury | $2,190 | +25.5% |
| 06770 | Naugatuck | $1,780 | +2.0% |
| 06779 | Oakville | $1,800 | +3.2% |
| 06781 | Pequabuck | $1,770 | +1.4% |
| 06782 | Plymouth | $1,990 | +14.0% |
| 06786 | Terryville | $1,610 | -7.7% |
| 06787 | Thomaston | $1,610 | -7.7% |
| 06795 | Watertown | $1,610 | -7.7% |
Rates by town
Connecticut publishes Fair Market Rents town by town instead of by planning region. All 19 towns in Naugatuck Valley Planning Region share the same rate for FY 2027, so the planning region number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Waterbury town | 114,869 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Bristol town | 61,462 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Shelton town | 41,889 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Naugatuck town | 31,800 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Cheshire town | 29,040 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Watertown town | 22,253 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Southbury town | 20,071 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Ansonia town | 19,033 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Seymour town | 16,889 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Wolcott town | 16,279 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Oxford town | 12,991 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Derby town | 12,487 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Plymouth town | 11,746 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Woodbury town | 9,833 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Prospect town | 9,458 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Middlebury town | 7,807 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Thomaston town | 7,492 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Beacon Falls town | 6,147 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
| Bethlehem town | 3,423 | $1,249 | $1,336 | $1,745 | $2,184 | $2,599 |
Nearby counties
Two-bedroom FMR, with how each compares to Naugatuck Valley.
South Central Connecticut Planning Region
16 mi · 570,598 people
$2,091
+20%
Northwest Hills Planning Region
22 mi · 113,216 people
$1,560
-11%
Greater Bridgeport Planning Region
24 mi · 329,259 people
$2,399
+37%
Capitol Planning Region
27 mi · 977,290 people
$1,933
+11%
Lower Connecticut River Valley Planning Region
29 mi · 175,822 people
$1,933
+11%
Western Connecticut Planning Region
31 mi · 627,071 people
$2,399
+37%
Southeastern Connecticut Planning Region
49 mi · 279,971 people
$1,902
+9%
Northeastern Connecticut Planning Region
61 mi · 96,312 people
$1,568
-10%
Questions people ask
$1,745 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,249 for a studio, $1,336 for one bedroom, $2,184 for three and $2,599 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Naugatuck Valley actually go for?
HUD's number is one input. Search any address in Naugatuck Valley for a rent estimate built from nearby comps. Free to start, no card.
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