HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Windham County, Vermont (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Windham County is $1,423 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,423
FY 2026, utilities included
Payment standard range
$1,281 to $1,565
90% to 110% of FMR
Income to afford 2BR
$56,920
per year, at 30% of income
Rank in Vermont
6th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Windham moves to $1,605. That's up 13%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Windham actually rent for?
Search any address in Windham 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 | $1,080 | $972 to $1,188 | $43,200 | $20.77/hr | +5.9% |
| 1 bedroom | $1,161 | $1,045 to $1,277 | $46,440 | $22.33/hr | +4.4% |
| 2 bedroom | $1,423 | $1,281 to $1,565 | $56,920 | $27.37/hr | +5.1% |
| 3 bedroom | $1,710 | $1,539 to $1,881 | $68,400 | $32.88/hr | +1.5% |
| 4 bedroom | $1,884 | $1,696 to $2,072 | $75,360 | $36.23/hr | +5.0% |
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 | $2,167 | $1,950 to $2,384 |
| 6 bedroom Estimate | $2,449 | $2,204 to $2,694 |
| 7 bedroom Estimate | $2,732 | $2,459 to $3,005 |
| 8 bedroom Estimate | $3,014 | $2,713 to $3,315 |
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 Windham, that runs from $1,080 for a studio up to $1,884 for four bedrooms, all five rates in the table above.
Because Windham 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, Brattleboro included.
Among Vermont's 14 counties, Windham ranks 6th for two-bedroom FMR. That's about 4% above the state median of $1,362 and about 40% above the national median county at $1,018. About 45,913 people live here, 6th in the state.
Rates by town
Vermont publishes Fair Market Rents town by town instead of by county. All 23 towns in Windham 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 |
|---|---|---|---|---|---|---|
| Brattleboro town | 12,152 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Rockingham town | 4,828 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Westminster town | 3,005 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Putney town | 2,612 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Vernon town | 2,444 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Guilford town | 2,416 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Dummerston town | 2,190 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Londonderry town | 2,115 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Wilmington town | 1,844 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Newfane town | 1,630 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Townshend town | 1,619 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Marlboro town | 1,424 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Whitingham town | 1,352 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Dover town | 1,212 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Wardsboro town | 950 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Jamaica town | 887 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Halifax town | 725 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Grafton town | 664 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Windham town | 553 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Athens town | 453 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Brookline town | 432 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Stratton town | 406 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
| Somerset town | 0 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,240 in 05158 (Westminster) and $1,960 in 05345 (Newfane), 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 |
|---|---|---|---|
| 05101 | Bellows Falls | $1,410 | -0.9% |
| 05141 | Cambridgeport | $1,320 | -7.2% |
| 05146 | Grafton | $1,380 | -3.0% |
| 05148 | Londonderry | $1,490 | +4.7% |
| 05154 | Saxtons River | $1,400 | -1.6% |
| 05155 | South Londonderry | $1,320 | -7.2% |
| 05158 | Westminster | $1,240 | -12.9% |
| 05159 | Westminster Station | $1,423County rate | — |
| 05301 | Brattleboro | $1,440 | +1.2% |
| 05302 | Brattleboro | $1,423County rate | — |
| 05303 | Brattleboro | $1,423County rate | — |
| 05304 | Brattleboro | $1,423County rate | — |
| 05341 | East Dover | $1,610 | +13.1% |
| 05342 | Jacksonville | $1,270 | -10.8% |
| 05343 | Jamaica | $1,450 | +1.9% |
| 05344 | Marlboro | $1,440 | +1.2% |
| 05345 | Newfane | $1,960 | +37.7% |
| 05346 | Putney | $1,400 | -1.6% |
| 05351 | South Newfane | $1,620 | +13.8% |
| 05353 | Townshend | $1,630 | +14.5% |
| 05354 | Vernon | $1,350 | -5.1% |
| 05355 | Wardsboro | $1,610 | +13.1% |
| 05356 | West Dover | $1,630 | +14.5% |
| 05357 | West Dummerston | $1,420 | -0.2% |
| 05358 | West Halifax | $1,420 | -0.2% |
| 05359 | West Townshend | $1,490 | +4.7% |
| 05360 | West Wardsboro | $1,530 | +7.5% |
| 05361 | Whitingham | $1,360 | -4.4% |
| 05362 | Williamsville | $1,810 | +27.2% |
| 05363 | Wilmington | $1,350 | -5.1% |
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 Windham somewhere between $1,281 and $1,565. 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.
$1,423 a month is affordable, by HUD's 30% rule, on an income of roughly $56,920 a year. Put another way, $27 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% ($1,281) | HAP at 100% ($1,423) | HAP at 110% ($1,565) |
|---|---|---|---|---|
| $2,500 | $750 | $531 | $673 | $815 |
| $4,000 | $1,200 | $81 | $223 | $365 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,354) to FY 2026 ($1,423). Since FY 2020 it's up 39% in total, about 5.6% 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 | $732 | $816 | $1,024 | $1,276 | $1,465 | — |
| FY 2021 | $697 | $798 | $993 | $1,235 | $1,347 | -3.0% |
| FY 2022 | $734 | $873 | $1,089 | $1,346 | $1,477 | +9.7% |
| FY 2023 | $803 | $945 | $1,150 | $1,426 | $1,545 | +5.6% |
| FY 2024 | $976 | $1,091 | $1,340 | $1,655 | $1,785 | +16.5% |
| FY 2025 | $1,020 | $1,112 | $1,354 | $1,685 | $1,795 | +1.0% |
| FY 2026 | $1,080 | $1,161 | $1,423 | $1,710 | $1,884 | +5.1% |
| FY 2027 | $1,196 | $1,304 | $1,605 | $1,912 | $2,425 | +12.8% |
Nearby counties
Bennington County
$1,29722 mi · pop 37,312
Windsor County
$1,36242 mi · pop 57,968
Rutland County
$1,34545 mi · pop 60,484
Orange County
$1,36270 mi · pop 29,594
Addison County
$1,43876 mi · pop 37,497
Washington County
$1,48289 mi · pop 59,958
Chittenden County
$2,140104 mi · pop 168,831
Caledonia County
$1,159105 mi · pop 30,425
Questions people ask
$1,423 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,080 for a studio, $1,161 for one bedroom, $1,710 for three and $1,884 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 Windham actually go for?
HUD's number is one input. Search any address in Windham for a rent estimate built from nearby comps. 3 free searches, no card.
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