HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Orange County, Vermont (FY 2026)
A two-bedroom in Orange County carries a FY 2026 Fair Market Rent of $1,362 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Orange keys off that figure.
2 bedroom FMR
$1,362
FY 2026, utilities included
Payment standard range
$1,226 to $1,498
90% to 110% of FMR
Income to afford 2BR
$54,480
per year, at 30% of income
Rank in Vermont
7th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Orange moves to $1,581. That's up 16%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Orange actually rent for?
Search any address in Orange 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 | $1,040 | $936 to $1,144 | $41,600 | $20.00/hr | +2.7% |
| 1 bedroom | $1,167 | $1,050 to $1,284 | $46,680 | $22.44/hr | +12.9% |
| 2 bedroom | $1,362 | $1,226 to $1,498 | $54,480 | $26.19/hr | +8.2% |
| 3 bedroom | $1,757 | $1,581 to $1,933 | $70,280 | $33.79/hr | +6.7% |
| 4 bedroom | $1,878 | $1,690 to $2,066 | $75,120 | $36.12/hr | +8.7% |
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 | $2,160 | $1,944 to $2,376 |
| 6 bedroom Estimate | $2,441 | $2,197 to $2,685 |
| 7 bedroom Estimate | $2,723 | $2,451 to $2,995 |
| 8 bedroom Estimate | $3,005 | $2,705 to $3,306 |
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 Orange, that runs from $1,040 for a studio up to $1,878 for four bedrooms, all five rates in the table above.
Because Orange 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, Bradford included.
Among Vermont's 14 counties, Orange ranks 7th for two-bedroom FMR. That's within a couple percent of the state median of $1,362 and about 34% above the national median county at $1,018. About 29,594 people live here, 10th in the state.
Rates by town
Vermont publishes Fair Market Rents town by town instead of by county. All 17 towns in Orange 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 |
|---|---|---|---|---|---|---|
| Randolph town | 4,819 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Williamstown town | 3,547 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Bradford town | 2,802 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Thetford town | 2,802 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Newbury town | 2,081 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Corinth town | 1,706 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Brookfield town | 1,407 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Strafford town | 1,341 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Chelsea town | 1,183 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Tunbridge town | 1,176 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Braintree town | 1,059 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Washington town | 1,059 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Fairlee town | 1,042 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Topsham town | 1,034 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Orange town | 993 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| Vershire town | 792 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
| West Fairlee town | 751 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,140 in 05083 (West Fairlee) and $1,910 in 05679 (Williamstown), with the 26 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 |
|---|---|---|---|
| 05033 | Bradford | $1,330 | -2.3% |
| 05036 | Brookfield | $1,420 | +4.3% |
| 05038 | Chelsea | $1,420 | +4.3% |
| 05039 | Corinth | $1,520 | +11.6% |
| 05040 | East Corinth | $1,410 | +3.5% |
| 05041 | East Randolph | $1,430 | +5.0% |
| 05043 | East Thetford | $1,410 | +3.5% |
| 05045 | Fairlee | $1,490 | +9.4% |
| 05051 | Newbury | $1,360 | -0.1% |
| 05054 | North Thetford | $1,360 | -0.1% |
| 05058 | Post Mills | $1,740 | +27.8% |
| 05060 | Randolph | $1,280 | -6.0% |
| 05061 | Randolph Center | $1,320 | -3.1% |
| 05070 | South Strafford | $1,460 | +7.2% |
| 05072 | Strafford | $1,440 | +5.7% |
| 05074 | Thetford | $1,360 | -0.1% |
| 05075 | Thetford Center | $1,880 | +38.0% |
| 05076 | Topsham | $1,360 | -0.1% |
| 05077 | Tunbridge | $1,300 | -4.6% |
| 05079 | Vershire | $1,230 | -9.7% |
| 05081 | Wells River | $1,150 | -15.6% |
| 05083 | West Fairlee | $1,140 | -16.3% |
| 05085 | West Newbury | $1,360 | -0.1% |
| 05086 | West Topsham | $1,360 | -0.1% |
| 05675 | Washington | $1,540 | +13.1% |
| 05679 | Williamstown | $1,910 | +40.2% |
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 Orange somewhere between $1,226 and $1,498. 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.
$1,362 a month is affordable, by HUD's 30% rule, on an income of roughly $54,480 a year. Put another way, $26 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% ($1,226) | HAP at 100% ($1,362) | HAP at 110% ($1,498) |
|---|---|---|---|---|
| $2,500 | $750 | $476 | $612 | $748 |
| $4,000 | $1,200 | $26 | $162 | $298 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,259) to FY 2026 ($1,362). Since FY 2020 it's up 38% in total, about 5.5% 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 | $746 | $751 | $989 | $1,280 | $1,401 | — |
| FY 2021 | $740 | $745 | $982 | $1,250 | $1,352 | -0.7% |
| FY 2022 | $787 | $793 | $1,043 | $1,304 | $1,436 | +6.2% |
| FY 2023 | $852 | $857 | $1,125 | $1,427 | $1,511 | +7.9% |
| FY 2024 | $976 | $1,003 | $1,244 | $1,601 | $1,671 | +10.6% |
| FY 2025 | $1,013 | $1,034 | $1,259 | $1,647 | $1,727 | +1.2% |
| FY 2026 | $1,040 | $1,167 | $1,362 | $1,757 | $1,878 | +8.2% |
| FY 2027 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 | +16.1% |
Nearby counties
Washington County
$1,48224 mi · pop 59,958
Windsor County
$1,36228 mi · pop 57,968
Caledonia County
$1,15936 mi · pop 30,425
Addison County
$1,43839 mi · pop 37,497
Rutland County
$1,34544 mi · pop 60,484
Lamoille County
$1,34547 mi · pop 26,036
Chittenden County
$2,14051 mi · pop 168,831
Orleans County
$1,18459 mi · pop 27,492
Questions people ask
$1,362 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,040 for a studio, $1,167 for one bedroom, $1,757 for three and $1,878 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 Orange actually go for?
HUD's number is one input. Search any address in Orange for a rent estimate built from nearby comps. 3 free searches, no card.
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