HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Northwest Hills Planning Region, Connecticut (FY 2026)
A two-bedroom in Northwest Hills Planning Region carries a FY 2026 Fair Market Rent of $1,616 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Northwest Hills keys off that figure.
Two-bedroom FMR
$1,616
FY 2026, utilities included
Payment standard
$1,454–$1,778
90% to 110% of the FMR, two-bedroom
Income to afford
$64,640
a year, with rent at 30% of income
Rank in Connecticut
8th of 9
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Northwest Hills moves to $1,560. That's down 3%. The full FY 2027 table is in the history section below.
FY 2026 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 |
|---|---|---|---|---|
| Studio | $1,114 | $1,003–$1,225 | $44,560 | $21.42/hr |
| 1 bedroom | $1,316 | $1,184–$1,448 | $52,640 | $25.31/hr |
| 2 bedroom | $1,616 | $1,454–$1,778 | $64,640 | $31.08/hr |
| 3 bedroom | $2,082 | $1,874–$2,290 | $83,280 | $40.04/hr |
| 4 bedroom | $2,348 | $2,113–$2,583 | $93,920 | $45.15/hr |
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 | $2,700 | $2,430–$2,970 |
| 6 bedroom Estimate | $3,052 | $2,747–$3,357 |
| 7 bedroom Estimate | $3,405 | $3,065–$3,746 |
| 8 bedroom Estimate | $3,757 | $3,381–$4,133 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Northwest Hills actually rent for?
Search any address in Northwest Hills for a rent estimate built from nearby comps, with the HUD figure right next to it.
No card needed
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 $1,454 and $1,778. 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 $64,640 a year to afford $1,616 a month. On a 40-hour week that's $31 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%$1,454 | Voucher pays at 100%$1,616 | Voucher pays at 110%$1,778 |
|---|---|---|---|---|
| $2,500 | $750 | $704 | $866 | $1,028 |
| $4,000 | $1,200 | $254 | $416 | $578 |
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 2026 runs October 1, 2025 through September 30, 2026, and in Northwest Hills Planning Region the five published rates run from $1,114 to $2,348, studio through four bedrooms.
Northwest Hills is a nonmetro planning region, so HUD sets its FMR from rents in the planning region itself rather than a wider metro. The number applies planning region-wide, from Torrington on out.
The state median two-bedroom FMR is $1,865. Northwest Hills comes in at $1,616, about 13% below that, and ranks 8th of 9 in Connecticut. Against the national median county ($1,018) it's about 59% above. Population is around 112,848.
Rates by ZIP code
HUD also publishes Small Area FMRs for the 35 ZIP codes it covers in Northwest Hills. Two-bedroom rates run from $1,360 in 06750 (Bantam) to $2,420 in 06069 (Sharon), a $1,060 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 |
|---|---|---|---|
| 06013 | Burlington | $1,780 | +10.1% |
| 06018 | Canaan | $1,650 | +2.1% |
| 06021 | Colebrook | $1,860 | +15.1% |
| 06024 | East Canaan | $1,790 | +10.8% |
| 06027 | East Hartland | $1,820 | +12.6% |
| 06031 | Falls Village | $2,120 | +31.2% |
| 06039 | Lakeville | $1,710 | +5.8% |
| 06057 | New Hartford | $1,580 | -2.2% |
| 06058 | Norfolk | $1,510 | -6.6% |
| 06061 | Pine Meadow | $1,580 | -2.2% |
| 06063 | Barkhamsted | $1,760 | +8.9% |
| 06065 | Riverton | $1,770 | +9.5% |
| 06068 | Salisbury | $1,780 | +10.1% |
| 06069 | Sharon | $2,420 | +49.8% |
| 06079 | Taconic | $1,630 | +0.9% |
| 06091 | West Hartland | $2,100 | +30.0% |
| 06094 | Winchester Center | $1,616County rate | — |
| 06098 | Winsted | $1,530 | -5.3% |
| 06750 | Bantam | $1,360 | -15.8% |
| 06753 | Cornwall | $1,600 | -1.0% |
| 06754 | Cornwall Bridge | $2,180 | +34.9% |
| 06756 | Goshen | $2,420 | +49.8% |
| 06757 | Kent | $2,030 | +25.6% |
| 06758 | Lakeside | $1,490 | -7.8% |
| 06759 | Litchfield | $1,850 | +14.5% |
| 06763 | Morris | $1,490 | -7.8% |
| 06777 | New Preston Marble Dale | $2,420 | +49.8% |
| 06778 | Northfield | $1,490 | -7.8% |
| 06783 | Roxbury | $2,370 | +46.7% |
| 06785 | South Kent | $1,600 | -1.0% |
| 06790 | Torrington | $1,530 | -5.3% |
| 06791 | Harwinton | $2,080 | +28.7% |
| 06792 | Torrington | $1,600 | -1.0% |
| 06793 | Washington | $2,330 | +44.2% |
| 06794 | Washington Depot | $2,300 | +42.3% |
| 06796 | West Cornwall | $2,190 | +35.5% |
Rates by town
Connecticut publishes Fair Market Rents town by town instead of by planning region. All 21 towns in Northwest Hills 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 |
|---|---|---|---|---|---|---|
| Torrington town | 35,481 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Winchester town | 10,242 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Burlington town | 9,613 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Litchfield town | 8,249 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| New Hartford town | 6,684 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Harwinton town | 5,529 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Salisbury town | 4,206 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Barkhamsted town | 3,652 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Washington town | 3,648 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| North Canaan town | 3,200 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Goshen town | 3,181 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Kent town | 3,041 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Sharon town | 2,710 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Roxbury town | 2,184 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Morris town | 2,100 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Hartland town | 1,881 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Norfolk town | 1,732 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Warren town | 1,474 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Colebrook town | 1,463 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Cornwall town | 1,438 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
| Canaan town | 1,140 | $1,114 | $1,316 | $1,616 | $2,082 | $2,348 |
Nearby counties
Two-bedroom FMR, with how each compares to Northwest Hills.
Naugatuck Valley Planning Region
22 mi · 452,303 people
$1,788
+11%
Capitol Planning Region
29 mi · 969,029 people
$1,865
+15%
South Central Connecticut Planning Region
38 mi · 566,803 people
$1,969
+22%
Greater Bridgeport Planning Region
44 mi · 326,296 people
$2,511
+55%
Lower Connecticut River Valley Planning Region
45 mi · 174,983 people
$1,865
+15%
Western Connecticut Planning Region
45 mi · 621,232 people
$2,511
+55%
Southeastern Connecticut Planning Region
62 mi · 279,025 people
$1,866
+15%
Northeastern Connecticut Planning Region
65 mi · 95,829 people
$1,601
-1%
Questions people ask
$1,616 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,114 for a studio, $1,316 for one bedroom, $2,082 for three and $2,348 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 Northwest Hills actually go for?
HUD's number is one input. Search any address in Northwest Hills for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.