HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in South Central Connecticut Planning Region, Connecticut (FY 2027)
$2,091 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in South Central Connecticut Planning Region, and it's the baseline every voucher in South Central Connecticut is measured against.
Two-bedroom FMR
$2,091
+6.2% from FY 2026
Payment standard
$1,882–$2,300
90% to 110% of the FMR, two-bedroom
Income to afford
$83,640
a year, with rent at 30% of income
Rank in Connecticut
3rd 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 | $1,609 | $1,448–$1,770 | $64,360 | $30.94/hr | +17.3% |
| 1 bedroom | $1,743 | $1,569–$1,917 | $69,720 | $33.52/hr | +9.6% |
| 2 bedroom | $2,091 | $1,882–$2,300 | $83,640 | $40.21/hr | +6.2% |
| 3 bedroom | $2,602 | $2,342–$2,862 | $104,080 | $50.04/hr | +6.9% |
| 4 bedroom | $2,935 | $2,642–$3,229 | $117,400 | $56.44/hr | +2.2% |
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 | $3,375 | $3,038–$3,713 |
| 6 bedroom Estimate | $3,816 | $3,434–$4,198 |
| 7 bedroom Estimate | $4,256 | $3,830–$4,682 |
| 8 bedroom Estimate | $4,696 | $4,226–$5,166 |
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 South Central Connecticut actually rent for?
Search any address in South Central Connecticut 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 $1,882 and $2,300. 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 $83,640 a year to afford $2,091 a month. On a 40-hour week that's $40 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%$1,882 | Voucher pays at 100%$2,091 | Voucher pays at 110%$2,300 |
|---|---|---|---|---|
| $2,500 | $750 | $1,132 | $1,341 | $1,550 |
| $4,000 | $1,200 | $682 | $891 | $1,100 |
Rate history
The two-bedroom rate went up 6% from FY 2026 ($1,969) to FY 2027 ($2,091). 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 | $1,372 | $1,591 | $1,969 | $2,433 | $2,872 | — |
| FY 2027In effect | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 | +6.2% |
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 South Central Connecticut Planning Region the five published rates run from $1,609 to $2,935, studio through four bedrooms.
South Central Connecticut is its own HUD metro area (New Haven, 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. South Central Connecticut comes in at $2,091, about 8% above that, and ranks 3rd of 9 in Connecticut. Against the national median county ($1,063) it's about 97% above. Population is around 570,598.
Rates by ZIP code
HUD also publishes Small Area FMRs for the 44 ZIP codes it covers in South Central Connecticut. Two-bedroom rates run from $1,810 in 06492 (Wallingford) to $2,910 in 06443 (Madison), a $1,100 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 |
|---|---|---|---|
| 06405 | Branford | $2,080 | -0.5% |
| 06437 | Guilford | $2,340 | +11.9% |
| 06443 | Madison | $2,910 | +39.2% |
| 06450 | Meriden | $1,920 | -8.2% |
| 06451 | Meriden | $1,850 | -11.5% |
| 06460 | Milford | $2,500 | +19.6% |
| 06461 | Milford | $2,830 | +35.3% |
| 06471 | North Branford | $2,470 | +18.1% |
| 06472 | Northford | $1,950 | -6.7% |
| 06473 | North Haven | $2,180 | +4.3% |
| 06477 | Orange | $2,800 | +33.9% |
| 06492 | Wallingford | $1,810 | -13.4% |
| 06493 | Wallingford | $2,091County rate | — |
| 06494 | Wallingford | $2,091County rate | — |
| 06495 | Wallingford | $2,091County rate | — |
| 06501 | New Haven | $2,100 | +0.4% |
| 06502 | New Haven | $2,100 | +0.4% |
| 06503 | New Haven | $2,100 | +0.4% |
| 06504 | New Haven | $2,100 | +0.4% |
| 06505 | New Haven | $2,100 | +0.4% |
| 06506 | New Haven | $2,100 | +0.4% |
| 06507 | New Haven | $2,100 | +0.4% |
| 06508 | New Haven | $2,100 | +0.4% |
| 06509 | New Haven | $2,100 | +0.4% |
| 06510 | New Haven | $2,690 | +28.6% |
| 06511 | New Haven | $2,120 | +1.4% |
| 06512 | New Haven | $2,010 | -3.9% |
| 06513 | New Haven | $1,900 | -9.1% |
| 06514 | Hamden | $2,270 | +8.6% |
| 06515 | New Haven | $2,160 | +3.3% |
| 06516 | West Haven | $1,990 | -4.8% |
| 06517 | Hamden | $1,890 | -9.6% |
| 06518 | Hamden | $2,820 | +34.9% |
| 06519 | New Haven | $1,940 | -7.2% |
| 06520 | New Haven | $2,100 | +0.4% |
| 06521 | New Haven | $2,100 | +0.4% |
| 06524 | Bethany | $2,170 | +3.8% |
| 06525 | New Haven | $2,470 | +18.1% |
| 06530 | New Haven | $2,100 | +0.4% |
| 06531 | New Haven | $2,100 | +0.4% |
Rates by town
Connecticut publishes Fair Market Rents town by town instead of by planning region. All 15 towns in South Central Connecticut 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 |
|---|---|---|---|---|---|---|
| New Haven town | 134,349 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Hamden town | 61,045 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Meriden town | 60,545 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| West Haven town | 55,351 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Milford town | 52,684 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Wallingford town | 44,362 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Branford town | 28,217 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| East Haven town | 27,806 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| North Haven town | 24,336 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Guilford town | 22,108 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Madison town | 17,616 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Orange town | 14,315 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| North Branford town | 13,503 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Woodbridge town | 9,073 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
| Bethany town | 5,288 | $1,609 | $1,743 | $2,091 | $2,602 | $2,935 |
Nearby counties
Two-bedroom FMR, with how each compares to South Central Connecticut.
Naugatuck Valley Planning Region
16 mi · 454,969 people
$1,745
-17%
Greater Bridgeport Planning Region
18 mi · 329,259 people
$2,399
+15%
Lower Connecticut River Valley Planning Region
22 mi · 175,822 people
$1,933
-8%
Western Connecticut Planning Region
30 mi · 627,071 people
$2,399
+15%
Capitol Planning Region
34 mi · 977,290 people
$1,933
-8%
Northwest Hills Planning Region
38 mi · 113,216 people
$1,560
-25%
Southeastern Connecticut Planning Region
43 mi · 279,971 people
$1,902
-9%
Northeastern Connecticut Planning Region
61 mi · 96,312 people
$1,568
-25%
Questions people ask
$2,091 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,609 for a studio, $1,743 for one bedroom, $2,602 for three and $2,935 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 South Central Connecticut actually go for?
HUD's number is one input. Search any address in South Central Connecticut for a rent estimate built from nearby comps. Free to start, no card.
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