HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Orange County, Vermont (FY 2027)
A two-bedroom in Orange County carries a FY 2027 Fair Market Rent of $1,581 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Orange keys off that figure.
Two-bedroom FMR
$1,581
+16.1% from FY 2026
Payment standard
$1,423–$1,739
90% to 110% of the FMR, two-bedroom
Income to afford
$63,240
a year, with rent at 30% of income
Rank in Vermont
7th 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 | $1,101 | $991–$1,211 | $44,040 | $21.17/hr | +5.9% |
| 1 bedroom | $1,378 | $1,240–$1,516 | $55,120 | $26.50/hr | +18.1% |
| 2 bedroom | $1,581 | $1,423–$1,739 | $63,240 | $30.40/hr | +16.1% |
| 3 bedroom | $2,018 | $1,816–$2,220 | $80,720 | $38.81/hr | +14.9% |
| 4 bedroom | $2,140 | $1,926–$2,354 | $85,600 | $41.15/hr | +14.0% |
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 | $2,461 | $2,215–$2,707 |
| 6 bedroom Estimate | $2,782 | $2,504–$3,060 |
| 7 bedroom Estimate | $3,103 | $2,793–$3,413 |
| 8 bedroom Estimate | $3,424 | $3,082–$3,766 |
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 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.
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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 Orange somewhere between $1,423 and $1,739. 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.
$1,581 a month is affordable, by HUD's 30% rule, on an income of roughly $63,240 a year. Put another way, $30 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%$1,423 | Voucher pays at 100%$1,581 | Voucher pays at 110%$1,739 |
|---|---|---|---|---|
| $2,500 | $750 | $673 | $831 | $989 |
| $4,000 | $1,200 | $223 | $381 | $539 |
Rate history
The two-bedroom rate went up 16% from FY 2026 ($1,362) to FY 2027 ($1,581). Since FY 2020 it's up 60% in total, about 6.9% 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 | $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 2027In effect | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 | +16.1% |
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 Orange, that runs from $1,101 for a studio up to $2,140 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 $1,570 and about 49% above the national median county at $1,063. About 29,761 people live here, 10th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,400 in 05081 (Wells River) and $2,230 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 | $1,690 | +6.9% |
| 05036 | Brookfield | $1,740 | +10.1% |
| 05038 | Chelsea | $2,000 | +26.5% |
| 05039 | Corinth | $1,590 | +0.6% |
| 05040 | East Corinth | $1,580 | -0.1% |
| 05041 | East Randolph | $1,580 | -0.1% |
| 05043 | East Thetford | $1,500 | -5.1% |
| 05045 | Fairlee | $1,570 | -0.7% |
| 05051 | Newbury | $1,650 | +4.4% |
| 05054 | North Thetford | $1,580 | -0.1% |
| 05058 | Post Mills | $1,570 | -0.7% |
| 05060 | Randolph | $1,420 | -10.2% |
| 05061 | Randolph Center | $1,540 | -2.6% |
| 05070 | South Strafford | $1,750 | +10.7% |
| 05072 | Strafford | $1,630 | +3.1% |
| 05074 | Thetford | $1,580 | -0.1% |
| 05075 | Thetford Center | $1,700 | +7.5% |
| 05076 | Topsham | $1,580 | -0.1% |
| 05077 | Tunbridge | $1,610 | +1.8% |
| 05079 | Vershire | $1,460 | -7.7% |
| 05081 | Wells River | $1,400 | -11.4% |
| 05083 | West Fairlee | $1,520 | -3.9% |
| 05085 | West Newbury | $1,580 | -0.1% |
| 05086 | West Topsham | $1,580 | -0.1% |
| 05675 | Washington | $1,970 | +24.6% |
| 05679 | Williamstown | $2,230 | +41.0% |
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 2027, so the county number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Randolph town | 4,843 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Williamstown town | 3,579 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Bradford town | 2,827 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Thetford town | 2,813 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Newbury town | 2,169 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Corinth town | 1,539 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Brookfield town | 1,486 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Strafford town | 1,372 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Tunbridge town | 1,253 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Chelsea town | 1,223 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Fairlee town | 1,066 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Washington town | 1,056 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Braintree town | 1,026 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Topsham town | 999 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Orange town | 957 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| Vershire town | 842 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
| West Fairlee town | 711 | $1,101 | $1,378 | $1,581 | $2,018 | $2,140 |
Nearby counties
Two-bedroom FMR, with how each compares to Orange.
Washington County
24 mi · 60,017 people
$1,783
+13%
Windsor County
28 mi · 57,990 people
$1,558
-1%
Caledonia County
36 mi · 30,475 people
$1,327
-16%
Addison County
39 mi · 37,664 people
$1,636
+3%
Rutland County
44 mi · 60,425 people
$1,541
-3%
Lamoille County
47 mi · 26,148 people
$1,535
-3%
Chittenden County
51 mi · 169,758 people
$2,165
+37%
Orleans County
59 mi · 27,606 people
$1,363
-14%
Questions people ask
$1,581 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,101 for a studio, $1,378 for one bedroom, $2,018 for three and $2,140 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 Orange actually go for?
HUD's number is one input. Search any address in Orange for a rent estimate built from nearby comps. Free to start, no card.
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