HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Addison County, Vermont (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Addison County is $1,438 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,438
FY 2026, utilities included
Payment standard range
$1,294 to $1,582
90% to 110% of FMR
Income to afford 2BR
$57,520
per year, at 30% of income
Rank in Vermont
5th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Addison moves to $1,636. That's up 14%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Addison actually rent for?
Search any address in Addison 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 | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,117 | $1,005 to $1,229 | $44,680 | $21.48/hr | +1.9% |
| 1 bedroom | $1,124 | $1,012 to $1,236 | $44,960 | $21.62/hr | +1.9% |
| 2 bedroom | $1,438 | $1,294 to $1,582 | $57,520 | $27.65/hr | +2.0% |
| 3 bedroom | $1,761 | $1,585 to $1,937 | $70,440 | $33.87/hr | +0.1% |
| 4 bedroom | $2,117 | $1,905 to $2,329 | $84,680 | $40.71/hr | +6.1% |
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 | $2,435 | $2,192 to $2,679 |
| 6 bedroom Estimate | $2,752 | $2,477 to $3,027 |
| 7 bedroom Estimate | $3,070 | $2,763 to $3,377 |
| 8 bedroom Estimate | $3,387 | $3,048 to $3,726 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Addison, that runs from $1,117 for a studio up to $2,117 for four bedrooms, all five rates in the table above.
Because Addison sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Bristol included.
Among Vermont's 14 counties, Addison ranks 5th for two-bedroom FMR. That's about 6% above the state median of $1,362 and about 41% above the national median county at $1,018. About 37,497 people live here, 7th in the state.
Rates by town
Vermont publishes Fair Market Rents town by town instead of by county. All 23 towns in Addison County share the same rate for FY 2026, so the county number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Middlebury town | 9,157 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Bristol town | 3,759 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Ferrisburgh town | 2,653 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Vergennes city | 2,571 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Monkton town | 2,082 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Starksboro town | 1,883 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| New Haven town | 1,815 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Lincoln town | 1,306 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Shoreham town | 1,280 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Salisbury town | 1,262 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Bridport town | 1,202 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Orwell town | 1,198 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Addison town | 1,148 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Cornwall town | 1,146 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Leicester town | 1,049 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Weybridge town | 796 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Panton town | 724 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Whiting town | 519 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Ripton town | 508 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Hancock town | 485 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Waltham town | 421 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Granville town | 376 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
| Goshen town | 157 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,270 in 05747 (Granville) and $1,960 in 05473 (North Ferrisburgh), with the 18 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 05443 | Bristol | $1,460 | +1.5% |
| 05456 | Ferrisburgh | $1,950 | +35.6% |
| 05469 | Monkton | $1,440 | +0.1% |
| 05472 | New Haven | $1,480 | +2.9% |
| 05473 | North Ferrisburgh | $1,960 | +36.3% |
| 05487 | Starksboro | $1,750 | +21.7% |
| 05491 | Vergennes | $1,480 | +2.9% |
| 05669 | Roxbury | $1,280 | -11.0% |
| 05734 | Bridport | $1,370 | -4.7% |
| 05740 | East Middlebury | $1,440 | +0.1% |
| 05747 | Granville | $1,270 | -11.7% |
| 05748 | Hancock | $1,270 | -11.7% |
| 05753 | Middlebury | $1,480 | +2.9% |
| 05760 | Orwell | $1,290 | -10.3% |
| 05766 | Ripton | $1,420 | -1.3% |
| 05769 | Salisbury | $1,880 | +30.7% |
| 05770 | Shoreham | $1,300 | -9.6% |
| 05778 | Whiting | $1,270 | -11.7% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Addison somewhere between $1,294 and $1,582. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,438 a month is affordable, by HUD's 30% rule, on an income of roughly $57,520 a year. Put another way, $28 an hour full time.
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% ($1,294) | HAP at 100% ($1,438) | HAP at 110% ($1,582) |
|---|---|---|---|---|
| $2,500 | $750 | $544 | $688 | $832 |
| $4,000 | $1,200 | $94 | $238 | $382 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,410) to FY 2026 ($1,438). Since FY 2020 it's up 36% in total, about 5.2% a year. The Vermont median moved up 6% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $718 | $876 | $1,061 | $1,325 | $1,515 | — |
| FY 2021 | $751 | $846 | $1,058 | $1,322 | $1,435 | -0.3% |
| FY 2022 | $779 | $878 | $1,117 | $1,429 | $1,515 | +5.6% |
| FY 2023 | $842 | $947 | $1,192 | $1,549 | $1,601 | +6.7% |
| FY 2024 | $1,017 | $1,062 | $1,332 | $1,741 | $1,774 | +11.7% |
| FY 2025 | $1,096 | $1,103 | $1,410 | $1,760 | $1,995 | +5.9% |
| FY 2026 | $1,117 | $1,124 | $1,438 | $1,761 | $2,117 | +2.0% |
| FY 2027 | $1,139 | $1,293 | $1,636 | $1,954 | $2,734 | +13.8% |
Nearby counties
Chittenden County
$2,14029 mi · pop 168,831
Rutland County
$1,34532 mi · pop 60,484
Washington County
$1,48232 mi · pop 59,958
Orange County
$1,36239 mi · pop 29,594
Windsor County
$1,36243 mi · pop 57,968
Lamoille County
$1,34546 mi · pop 26,036
Grand Isle County
$2,14048 mi · pop 7,393
Franklin County
$2,14058 mi · pop 50,379
Questions people ask
$1,438 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,117 for a studio, $1,124 for one bedroom, $1,761 for three and $2,117 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 Addison actually go for?
HUD's number is one input. Search any address in Addison for a rent estimate built from nearby comps. 3 free searches, no card.
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