HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Southeastern Connecticut Planning Region, Connecticut (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Southeastern Connecticut Planning Region is $1,866 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,866
FY 2026, utilities included
Payment standard range
$1,679 to $2,053
90% to 110% of FMR
Income to afford 2BR
$74,640
per year, at 30% of income
Rank in Connecticut
4th of 9
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Southeastern Connecticut moves to $1,902. That's up 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Southeastern Connecticut actually rent for?
Search any address in Southeastern Connecticut 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 | $1,287 | $1,158 to $1,416 | $51,480 | $24.75/hr |
| 1 bedroom | $1,496 | $1,346 to $1,646 | $59,840 | $28.77/hr |
| 2 bedroom | $1,866 | $1,679 to $2,053 | $74,640 | $35.88/hr |
| 3 bedroom | $2,406 | $2,165 to $2,647 | $96,240 | $46.27/hr |
| 4 bedroom | $2,988 | $2,689 to $3,287 | $119,520 | $57.46/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 | $3,436 | $3,092 to $3,780 |
| 6 bedroom Estimate | $3,884 | $3,496 to $4,272 |
| 7 bedroom Estimate | $4,333 | $3,900 to $4,766 |
| 8 bedroom Estimate | $4,781 | $4,303 to $5,259 |
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 Southeastern Connecticut Planning Region the five published rates run from $1,287 to $2,988, studio through four bedrooms.
Southeastern Connecticut is its own HUD metro area (Norwich-New London-Willimantic, 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. Southeastern Connecticut comes in at $1,866, within a couple percent of that, and ranks 4th of 9 in Connecticut. Against the national median county ($1,018) it's about 83% above. Population is around 279,025.
Rates by town
Connecticut publishes Fair Market Rents town by town instead of by planning region. All 19 towns in Southeastern Connecticut 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 |
|---|---|---|---|---|---|---|
| Norwich town | 39,992 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Groton town | 38,086 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| New London town | 27,199 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Windham town | 23,905 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Waterford town | 19,629 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| East Lyme town | 18,638 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Stonington town | 18,381 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Montville town | 18,006 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Colchester town | 15,505 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Ledyard town | 15,394 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Griswold town | 11,484 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Lebanon town | 7,137 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| North Stonington town | 5,154 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Preston town | 4,812 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Salem town | 4,247 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Lisbon town | 4,213 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Sprague town | 2,945 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Bozrah town | 2,373 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
| Franklin town | 1,925 | $1,287 | $1,496 | $1,866 | $2,406 | $2,988 |
Rates by ZIP code
HUD also publishes Small Area FMRs for the 36 ZIP codes it covers in Southeastern Connecticut. Two-bedroom rates run from $1,470 in 06254 (North Franklin) to $2,660 in 06335 (Gales Ferry), a $1,190 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 |
|---|---|---|---|
| 06226 | Willimantic | $1,760 | -5.7% |
| 06249 | Lebanon | $1,890 | +1.3% |
| 06254 | North Franklin | $1,470 | -21.2% |
| 06256 | North Windham | $2,070 | +10.9% |
| 06266 | South Windham | $2,010 | +7.7% |
| 06280 | Windham | $2,410 | +29.2% |
| 06320 | New London | $1,900 | +1.8% |
| 06330 | Baltic | $1,780 | -4.6% |
| 06333 | East Lyme | $2,360 | +26.5% |
| 06334 | Bozrah | $1,810 | -3.0% |
| 06335 | Gales Ferry | $2,660 | +42.6% |
| 06336 | Gilman | $1,820 | -2.5% |
| 06338 | Mashantucket | $1,940 | +4.0% |
| 06339 | Ledyard | $1,940 | +4.0% |
| 06340 | Groton | $1,980 | +6.1% |
| 06349 | Groton | $1,860 | -0.3% |
| 06350 | Hanover | $1,780 | -4.6% |
| 06351 | Jewett City | $1,610 | -13.7% |
| 06353 | Montville | $1,590 | -14.8% |
| 06355 | Mystic | $2,240 | +20.0% |
| 06357 | Niantic | $2,100 | +12.5% |
| 06359 | North Stonington | $1,850 | -0.9% |
| 06360 | Norwich | $1,730 | -7.3% |
| 06365 | Preston | $2,110 | +13.1% |
| 06370 | Oakdale | $1,470 | -21.2% |
| 06372 | Old Mystic | $1,860 | -0.3% |
| 06375 | Quaker Hill | $1,580 | -15.3% |
| 06378 | Stonington | $2,140 | +14.7% |
| 06379 | Pawcatuck | $1,760 | -5.7% |
| 06380 | Taftville | $1,590 | -14.8% |
| 06382 | Uncasville | $1,720 | -7.8% |
| 06383 | Versailles | $1,860 | -0.3% |
| 06385 | Waterford | $2,170 | +16.3% |
| 06388 | West Mystic | $1,866County rate | — |
| 06389 | Yantic | $1,700 | -8.9% |
| 06415 | Colchester | $1,880 | +0.8% |
| 06420 | Salem | $1,950 | +4.5% |
| 06474 | North Westchester | $1,866County rate | — |
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 $2,053. 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 $74,640 a year to afford $1,866 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% ($1,866) | HAP at 110% ($2,053) |
|---|---|---|---|---|
| $2,500 | $750 | $929 | $1,116 | $1,303 |
| $4,000 | $1,200 | $479 | $666 | $853 |
Nearby counties
Lower Connecticut River Valley Planning Region
$1,86522 mi · pop 174,983
Northeastern Connecticut Planning Region
$1,60125 mi · pop 95,829
Capitol Planning Region
$1,86535 mi · pop 969,029
South Central Connecticut Planning Region
$1,96943 mi · pop 566,803
Naugatuck Valley Planning Region
$1,78849 mi · pop 452,303
Greater Bridgeport Planning Region
$2,51161 mi · pop 326,296
Northwest Hills Planning Region
$1,61662 mi · pop 112,848
Western Connecticut Planning Region
$2,51173 mi · pop 621,232
Questions people ask
$1,866 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,287 for a studio, $1,496 for one bedroom, $2,406 for three and $2,988 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 Southeastern Connecticut actually go for?
HUD's number is one input. Search any address in Southeastern Connecticut for a rent estimate built from nearby comps. 3 free searches, no card.
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