HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Orleans County, Vermont (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Orleans County is $1,184 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,184
FY 2026, utilities included
Payment standard range
$1,066 to $1,302
90% to 110% of FMR
Income to afford 2BR
$47,360
per year, at 30% of income
Rank in Vermont
12th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Orleans moves to $1,363. That's up 15%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Orleans actually rent for?
Search any address in Orleans 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 | $940 | $846 to $1,034 | $37,600 | $18.08/hr | +11.2% |
| 1 bedroom | $993 | $894 to $1,092 | $39,720 | $19.10/hr | +4.0% |
| 2 bedroom | $1,184 | $1,066 to $1,302 | $47,360 | $22.77/hr | +7.7% |
| 3 bedroom | $1,528 | $1,375 to $1,681 | $61,120 | $29.38/hr | +6.8% |
| 4 bedroom | $1,986 | $1,787 to $2,185 | $79,440 | $38.19/hr | +25.9% |
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 | $2,284 | $2,056 to $2,512 |
| 6 bedroom Estimate | $2,582 | $2,324 to $2,840 |
| 7 bedroom Estimate | $2,880 | $2,592 to $3,168 |
| 8 bedroom Estimate | $3,178 | $2,860 to $3,496 |
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 Orleans, that runs from $940 for a studio up to $1,986 for four bedrooms, all five rates in the table above.
Because Orleans 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, Barton included.
Among Vermont's 14 counties, Orleans ranks 12th for two-bedroom FMR. That's about 13% below the state median of $1,362 and about 16% above the national median county at $1,018. About 27,492 people live here, 11th in the state.
Rates by town
Vermont publishes Fair Market Rents town by town instead of by county. All 19 towns in Orleans 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 |
|---|---|---|---|---|---|---|
| Derby town | 4,538 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Newport city | 4,413 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Barton town | 2,832 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Troy town | 1,826 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Newport town | 1,483 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Irasburg town | 1,315 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Craftsbury town | 1,204 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Brownington town | 1,157 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Lowell town | 1,154 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Albany town | 987 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Glover town | 974 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Coventry town | 936 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Charleston town | 874 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Holland town | 799 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Morgan town | 750 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Greensboro town | 722 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Westfield town | 615 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Jay town | 511 | $940 | $993 | $1,184 | $1,528 | $1,986 |
| Westmore town | 402 | $940 | $993 | $1,184 | $1,528 | $1,986 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $990 in 05833 (East Charleston) and $1,640 in 05826 (Craftsbury), with the 23 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 |
|---|---|---|---|
| 05820 | Albany | $1,180 | -0.3% |
| 05822 | Barton | $1,190 | +0.5% |
| 05823 | Beebe Plain | $1,180 | -0.3% |
| 05825 | Coventry | $1,150 | -2.9% |
| 05826 | Craftsbury | $1,640 | +38.5% |
| 05827 | Craftsbury Common | $1,520 | +28.4% |
| 05829 | Derby | $1,300 | +9.8% |
| 05830 | Derby Line | $1,170 | -1.2% |
| 05833 | East Charleston | $990 | -16.4% |
| 05839 | Glover | $1,030 | -13.0% |
| 05841 | Greensboro | $1,060 | -10.5% |
| 05842 | Greensboro Bend | $1,310 | +10.6% |
| 05845 | Irasburg | $1,160 | -2.0% |
| 05847 | Lowell | $1,220 | +3.0% |
| 05853 | Morgan | $1,270 | +7.3% |
| 05855 | Newport | $1,140 | -3.7% |
| 05857 | Newport Center | $1,410 | +19.1% |
| 05859 | North Troy | $1,530 | +29.2% |
| 05860 | Orleans | $1,130 | -4.6% |
| 05868 | Troy | $1,500 | +26.7% |
| 05872 | West Charleston | $1,160 | -2.0% |
| 05874 | Westfield | $1,160 | -2.0% |
| 05875 | Barton | $1,120 | -5.4% |
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 Orleans somewhere between $1,066 and $1,302. 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.
$1,184 a month is affordable, by HUD's 30% rule, on an income of roughly $47,360 a year. Put another way, $23 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% ($1,066) | HAP at 100% ($1,184) | HAP at 110% ($1,302) |
|---|---|---|---|---|
| $2,500 | $750 | $316 | $434 | $552 |
| $4,000 | $1,200 | $0 | $0 | $102 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,099) to FY 2026 ($1,184). Since FY 2020 it's up 52% in total, about 7.2% 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 | $595 | $686 | $781 | $1,040 | $1,241 | — |
| FY 2021 | $592 | $688 | $784 | $1,066 | $1,222 | +0.4% |
| FY 2022 | $638 | $747 | $851 | $1,132 | $1,244 | +8.5% |
| FY 2023 | $706 | $844 | $953 | $1,241 | $1,318 | +12.0% |
| FY 2024 | $831 | $963 | $1,081 | $1,401 | $1,524 | +13.4% |
| FY 2025 | $845 | $955 | $1,099 | $1,431 | $1,578 | +1.7% |
| FY 2026 | $940 | $993 | $1,184 | $1,528 | $1,986 | +7.7% |
| FY 2027 | $1,067 | $1,111 | $1,363 | $1,754 | $1,909 | +15.1% |
Nearby counties
Lamoille County
$1,34525 mi · pop 26,036
Caledonia County
$1,15926 mi · pop 30,425
Essex County
$1,00726 mi · pop 5,972
Franklin County
$2,14033 mi · pop 50,379
Washington County
$1,48241 mi · pop 59,958
Chittenden County
$2,14048 mi · pop 168,831
Grand Isle County
$2,14049 mi · pop 7,393
Orange County
$1,36259 mi · pop 29,594
Questions people ask
$1,184 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $940 for a studio, $993 for one bedroom, $1,528 for three and $1,986 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 Orleans actually go for?
HUD's number is one input. Search any address in Orleans for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.