HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Caledonia County, Vermont (FY 2027)
A two-bedroom in Caledonia County carries a FY 2027 Fair Market Rent of $1,327 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Caledonia keys off that figure.
Two-bedroom FMR
$1,327
+14.5% from FY 2026
Payment standard
$1,194–$1,460
90% to 110% of the FMR, two-bedroom
Income to afford
$53,080
a year, with rent at 30% of income
Rank in Vermont
13th of 14
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 | $1,154 | $1,039–$1,269 | $46,160 | $22.19/hr | +17.0% |
| 1 bedroom | $1,161 | $1,045–$1,277 | $46,440 | $22.33/hr | +17.0% |
| 2 bedroom | $1,327 | $1,194–$1,460 | $53,080 | $25.52/hr | +14.5% |
| 3 bedroom | $1,837 | $1,653–$2,021 | $73,480 | $35.33/hr | +14.1% |
| 4 bedroom | $2,218 | $1,996–$2,440 | $88,720 | $42.65/hr | +28.1% |
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 | $2,551 | $2,296–$2,806 |
| 6 bedroom Estimate | $2,883 | $2,595–$3,171 |
| 7 bedroom Estimate | $3,216 | $2,894–$3,538 |
| 8 bedroom Estimate | $3,549 | $3,194–$3,904 |
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 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.
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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 $1,194 and $1,460. 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.
$1,327 a month is affordable, by HUD's 30% rule, on an income of roughly $53,080 a year. Put another way, $26 an hour full time.
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%$1,194 | Voucher pays at 100%$1,327 | Voucher pays at 110%$1,460 |
|---|---|---|---|---|
| $2,500 | $750 | $444 | $577 | $710 |
| $4,000 | $1,200 | $0 | $127 | $260 |
Rate history
The two-bedroom rate went up 14% from FY 2026 ($1,159) to FY 2027 ($1,327). Since FY 2020 it's up 51% in total, about 6.1% a year. The Vermont median moved up 15% over the same year.
| Fiscal 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 2027In effect | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 | +14.5% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Caledonia, that runs from $1,154 for a studio up to $2,218 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 $1,570 and about 25% above the national median county at $1,063. About 30,475 people live here, 9th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,220 in 05828 (Danville) and $1,990 in 05867 (Sutton), with the 20 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 | $1,330 | +0.2% |
| 05046 | Groton | $1,330 | +0.2% |
| 05050 | Mc Indoe Falls | $1,470 | +10.8% |
| 05069 | South Ryegate | $1,480 | +11.5% |
| 05819 | Saint Johnsbury | $1,280 | -3.5% |
| 05821 | Barnet | $1,580 | +19.1% |
| 05828 | Danville | $1,220 | -8.1% |
| 05832 | East Burke | $1,610 | +21.3% |
| 05836 | East Hardwick | $1,360 | +2.5% |
| 05838 | East Saint Johnsbury | $1,327County rate | — |
| 05843 | Hardwick | $1,340 | +1.0% |
| 05848 | Lower Waterford | $1,330 | +0.2% |
| 05849 | Lyndon | $1,330 | +0.2% |
| 05850 | Lyndon Center | $1,530 | +15.3% |
| 05851 | Lyndonville | $1,530 | +15.3% |
| 05861 | Passumpsic | $1,330 | +0.2% |
| 05862 | Peacham | $1,670 | +25.8% |
| 05863 | Saint Johnsbury Center | $1,327County rate | — |
| 05866 | Sheffield | $1,430 | +7.8% |
| 05867 | Sutton | $1,990 | +50.0% |
| 05871 | West Burke | $1,620 | +22.1% |
| 05873 | West Danville | $1,460 | +10.0% |
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 2027, 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 | 7,368 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Lyndon town | 5,590 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Hardwick town | 2,965 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Danville town | 2,360 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Barnet town | 1,855 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Burke town | 1,317 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Waterford town | 1,279 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Ryegate town | 1,059 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Walden town | 1,037 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Groton town | 967 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Peacham town | 887 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Sutton town | 790 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Kirby town | 756 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Newark town | 727 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Wheelock town | 717 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Sheffield town | 573 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
| Stannard town | 228 | $1,154 | $1,161 | $1,327 | $1,837 | $2,218 |
Nearby counties
Two-bedroom FMR, with how each compares to Caledonia.
Essex County
26 mi · 5,982 people
$1,167
-12%
Orleans County
26 mi · 27,606 people
$1,363
+3%
Washington County
27 mi · 60,017 people
$1,783
+34%
Lamoille County
30 mi · 26,148 people
$1,535
+16%
Orange County
36 mi · 29,761 people
$1,581
+19%
Chittenden County
50 mi · 169,758 people
$2,165
+63%
Franklin County
50 mi · 50,638 people
$2,165
+63%
Addison County
59 mi · 37,664 people
$1,636
+23%
Questions people ask
$1,327 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,154 for a studio, $1,161 for one bedroom, $1,837 for three and $2,218 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 Caledonia actually go for?
HUD's number is one input. Search any address in Caledonia for a rent estimate built from nearby comps. Free to start, no card.
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