HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Caledonia County, Vermont (FY 2026)
A two-bedroom in Caledonia County carries a FY 2026 Fair Market Rent of $1,159 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Caledonia keys off that figure.
2 bedroom FMR
$1,159
FY 2026, utilities included
Payment standard range
$1,043 to $1,275
90% to 110% of FMR
Income to afford 2BR
$46,360
per year, at 30% of income
Rank in Vermont
13th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Caledonia moves to $1,327. 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 Caledonia actually rent for?
Search any address in Caledonia 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 | $986 | $887 to $1,085 | $39,440 | $18.96/hr | +9.0% |
| 1 bedroom | $992 | $893 to $1,091 | $39,680 | $19.08/hr | +9.1% |
| 2 bedroom | $1,159 | $1,043 to $1,275 | $46,360 | $22.29/hr | +6.1% |
| 3 bedroom | $1,610 | $1,449 to $1,771 | $64,400 | $30.96/hr | +9.4% |
| 4 bedroom | $1,732 | $1,559 to $1,905 | $69,280 | $33.31/hr | +11.0% |
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 | $1,992 | $1,793 to $2,191 |
| 6 bedroom Estimate | $2,252 | $2,027 to $2,477 |
| 7 bedroom Estimate | $2,511 | $2,260 to $2,762 |
| 8 bedroom Estimate | $2,771 | $2,494 to $3,048 |
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 Caledonia, that runs from $986 for a studio up to $1,732 for four bedrooms, all five rates in the table above.
Because Caledonia 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, East Ryegate included.
Among Vermont's 14 counties, Caledonia ranks 13th for two-bedroom FMR. That's about 15% below the state median of $1,362 and about 14% above the national median county at $1,018. About 30,425 people live here, 9th in the state.
Rates by town
Vermont publishes Fair Market Rents town by town instead of by county. All 17 towns in Caledonia 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 |
|---|---|---|---|---|---|---|
| St. Johnsbury town | 7,381 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Lyndon town | 5,553 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Hardwick town | 2,950 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Danville town | 2,259 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Barnet town | 1,671 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Waterford town | 1,463 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Burke town | 1,258 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Ryegate town | 1,054 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Groton town | 1,014 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Walden town | 986 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Peacham town | 938 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Sutton town | 869 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Kirby town | 808 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Newark town | 703 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Wheelock town | 703 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Sheffield town | 634 | $986 | $992 | $1,159 | $1,610 | $1,732 |
| Stannard town | 181 | $986 | $992 | $1,159 | $1,610 | $1,732 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,020 in 05828 (Danville) and $1,540 in 05871 (West Burke), with the 21 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 |
|---|---|---|---|
| 05042 | East Ryegate | $1,110 | -4.2% |
| 05046 | Groton | $1,230 | +6.1% |
| 05050 | Mc Indoe Falls | $1,280 | +10.4% |
| 05069 | South Ryegate | $1,200 | +3.5% |
| 05819 | Saint Johnsbury | $1,130 | -2.5% |
| 05821 | Barnet | $1,310 | +13.0% |
| 05828 | Danville | $1,020 | -12.0% |
| 05832 | East Burke | $1,400 | +20.8% |
| 05836 | East Hardwick | $1,150 | -0.8% |
| 05838 | East Saint Johnsbury | $1,160 | +0.1% |
| 05843 | Hardwick | $1,280 | +10.4% |
| 05848 | Lower Waterford | $1,160 | +0.1% |
| 05849 | Lyndon | $1,160 | +0.1% |
| 05850 | Lyndon Center | $1,310 | +13.0% |
| 05851 | Lyndonville | $1,310 | +13.0% |
| 05861 | Passumpsic | $1,160 | +0.1% |
| 05862 | Peacham | $1,040 | -10.3% |
| 05863 | Saint Johnsbury Center | $1,159County rate | — |
| 05866 | Sheffield | $1,270 | +9.6% |
| 05867 | Sutton | $1,300 | +12.2% |
| 05871 | West Burke | $1,540 | +32.9% |
| 05873 | West Danville | $1,480 | +27.7% |
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 Caledonia somewhere between $1,043 and $1,275. 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.
$1,159 a month is affordable, by HUD's 30% rule, on an income of roughly $46,360 a year. Put another way, $22 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% ($1,043) | HAP at 100% ($1,159) | HAP at 110% ($1,275) |
|---|---|---|---|---|
| $2,500 | $750 | $293 | $409 | $525 |
| $4,000 | $1,200 | $0 | $0 | $75 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($1,092) to FY 2026 ($1,159). Since FY 2020 it's up 32% in total, about 4.8% 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 | $724 | $762 | $876 | $1,092 | $1,288 | — |
| FY 2021 | $708 | $739 | $842 | $1,047 | $1,431 | -3.9% |
| FY 2022 | $741 | $770 | $877 | $1,084 | $1,501 | +4.2% |
| FY 2023 | $810 | $845 | $954 | $1,167 | $1,625 | +8.8% |
| FY 2024 | $899 | $922 | $1,068 | $1,390 | $1,657 | +11.9% |
| FY 2025 | $905 | $909 | $1,092 | $1,471 | $1,561 | +2.2% |
| FY 2026 | $986 | $992 | $1,159 | $1,610 | $1,732 | +6.1% |
| FY 2027 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 | +14.5% |
Nearby counties
Essex County
$1,00726 mi · pop 5,972
Orleans County
$1,18426 mi · pop 27,492
Washington County
$1,48227 mi · pop 59,958
Lamoille County
$1,34530 mi · pop 26,036
Orange County
$1,36236 mi · pop 29,594
Chittenden County
$2,14050 mi · pop 168,831
Franklin County
$2,14050 mi · pop 50,379
Addison County
$1,43859 mi · pop 37,497
Questions people ask
$1,159 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $986 for a studio, $992 for one bedroom, $1,610 for three and $1,732 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 Caledonia actually go for?
HUD's number is one input. Search any address in Caledonia for a rent estimate built from nearby comps. 3 free searches, no card.
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