FY2027 Fair Market Rent · Connecticut
Lower Connecticut River Valley Planning Region Fair Market Rent & Income Limits
HUD's FY2027 Fair Market Rent for a two-bedroom home in Lower Connecticut River Valley Planning Region, CT is $1,933 a month, up 3.6% from FY2026. The area median family income is $129,200, and a family of four counts as low income up to $103,350 a year.
Fair Market Rent by unit size
FY2027 FY2026
Fair Market Rents are gross rents: rent plus the cost of all utilities except phone, cable and internet.
Check your household
Enter your household size and total yearly income before taxes to see which HUD income category it falls in for Lower Connecticut River Valley Planning Region, CT.
Low income (80% limit)
A household of 4 earning $101,350 is under the 80% limit of $103,350 for this area. At 30% of income it could pay about $2,534 a month for rent and utilities.
This is a quick comparison with HUD's published limits, not an eligibility decision. Programs count income in their own ways and many have waiting lists; the local housing agency or property decides.
Income limits in Lower Connecticut River Valley Planning Region
HUD's FY2026 income limits for Hartford-West Hartford-East Hartford, CT are based on a median family income of $129,200. Programs such as Housing Choice Vouchers, public housing and HOME use the 30%, 50% and 80% columns; Low-Income Housing Tax Credit properties use the 50% and 60% Multifamily Tax Subsidy Project limits.
| People | Extremely low30% / poverty | Very low50% | 60% (LIHTC)MTSP | Low income80% |
|---|---|---|---|---|
| 1 | $27,150 | $45,250 | $54,300 | $72,350 |
| 2 | $31,000 | $51,700 | $62,040 | $82,700 |
| 3 | $34,900 | $58,150 | $69,780 | $93,050 |
| 4 | $38,750 | $64,600 | $77,520 | $103,350 |
| 5 | $41,850 | $69,800 | $83,760 | $111,650 |
| 6 | $44,950 | $74,950 | $89,940 | $119,900 |
| 7 | $50,040 | $80,150 | $96,180 | $128,200 |
| 8 | $55,720 | $85,300 | $102,360 | $136,450 |
Rent history
Since FY2017 the two-bedroom FMR here has gone from $1,212 to $1,933, up 59.5% over ten years. HUD has published a two-bedroom FMR for this area since FY1983, when it was $415.
What it takes to afford the rent
To keep a two-bedroom rent of $1,933 at no more than 30% of income, the usual affordability rule, a household needs about $77,300 a year. That is 60% of the area median family income of $129,200, so a typical family can afford it with room to spare.
| Unit | FY2027 | FY2026 | FY2025 | Income to affordat 30% |
|---|---|---|---|---|
| Studio | $1,346 | $1,286 | $1,133 | $53,800 |
| 1 bedroom | $1,543 | $1,477 | $1,306 | $61,700 |
| 2 bedrooms | $1,933 | $1,865 | $1,653 | $77,300 |
| 3 bedrooms | $2,303 | $2,236 | $1,992 | $92,100 |
| 4 bedrooms | $2,542 | $2,537 | $2,363 | $101,700 |
Fair Market Rents by town in Lower Connecticut River Valley Planning Region
In New England HUD sets Fair Market Rents and income limits by town, not by county. The 17 towns of Lower Connecticut River Valley Planning Region fall into 1 HUD area; the figures at the top of this page are for Hartford-West Hartford-East Hartford, CT, the area with the most residents. Find your town below.
| HUD area | 2 BR FMR | Median income | Towns |
|---|---|---|---|
| Hartford-West Hartford-East Hartford, CT | $1,933 | $129,200 | Chester, Clinton, Cromwell, Deep River, Durham, East Haddam, East Hampton, Essex, Haddam, Killingworth, Lyme, Middlefield, Middletown, Old Lyme, Old Saybrook, Portland, Westbrook |
How Lower Connecticut River Valley Planning Region compares
Lower Connecticut River Valley Planning Region is part of the Hartford-West Hartford-East Hartford, CT HUD Metro FMR Area, together with Capitol Planning Region. HUD publishes one Fair Market Rent and one set of income limits for the whole area, so the numbers on this page apply in every county of it.
Lower Connecticut River Valley Planning Region has the 5th highest two-bedroom Fair Market Rent of the 9 counties in Connecticut; the population-weighted average across Connecticut is $2,033 and the nationwide average is $1,751.
Small Area FMRs by ZIP code
HUD also publishes Small Area Fair Market Rents for each ZIP code. In Lower Connecticut River Valley Planning Region the two-bedroom figure ranges from $1,590 to $2,730 across 25 ZIP codes, against the area-wide $1,933. Hartford-West Hartford-East Hartford, CT is one of HUD's mandatory Small Area FMR areas (designated 2016), so housing agencies there must set voucher payment standards from these ZIP-code rents.
| ZIP | Place | 2 BR SAFMR | 110% payment std. |
|---|---|---|---|
| 06371 | Old Lyme | $2,730 | $3,003 |
| 06376 | South Lyme | $2,730 | $3,003 |
| 06439 | Hadlyme | $2,730 | $3,003 |
| 06475 | Old Saybrook | $2,570 | $2,827 |
| 06438 | Haddam | $2,360 | $2,596 |
| 06419 | Killingworth | $2,350 | $2,585 |
| 06426 | Essex | $2,240 | $2,464 |
| 06423 | East Haddam | $2,200 | $2,420 |
| 06409 | Centerbrook | $2,190 | $2,409 |
| 06422 | Durham | $2,140 | $2,354 |
| 06416 | Cromwell | $2,050 | $2,255 |
| 06442 | Ivoryton | $2,000 | $2,200 |
| 06457 | Middletown | $1,980 | $2,178 |
| 06459 | Middletown | $1,980 | $2,178 |
| 06456 | Middle Haddam | $1,920 | $2,112 |
| 06417 | Deep River | $1,910 | $2,101 |
| 06412 | Chester | $1,900 | $2,090 |
| 06424 | East Hampton | $1,900 | $2,090 |
| 06498 | Westbrook | $1,890 | $2,079 |
| 06441 | Higganum | $1,880 | $2,068 |
| 06413 | Clinton | $1,850 | $2,035 |
| 06455 | Middlefield | $1,800 | $1,980 |
| 06414 | Cobalt | $1,710 | $1,881 |
| 06469 | Moodus | $1,680 | $1,848 |
| 06480 | Portland | $1,590 | $1,749 |
Questions
What is the Fair Market Rent in Lower Connecticut River Valley Planning Region, CT for 2027?
For FY2027 (October 1, 2026 to September 30, 2027) HUD's Fair Market Rents in Lower Connecticut River Valley Planning Region, CT are $1,346 for a studio, $1,543 for one bedroom, $1,933 for two bedrooms, $2,303 for three and $2,542 for four bedrooms, per month including utilities.
What is the area median income in Lower Connecticut River Valley Planning Region, CT?
HUD's FY2026 median family income for the area is $129,200, up 2.1% from $126,600 in FY2025.
What is 80% of AMI in Lower Connecticut River Valley Planning Region, CT for a family of 4?
The FY2026 low-income limit (80%) for a household of four is $103,350 a year. The very low-income limit (50%) is $64,600 and the extremely low-income limit is $38,750.
What is the 60% AMI limit for tax credit housing in Lower Connecticut River Valley Planning Region, CT?
Under HUD's FY2026 Multifamily Tax Subsidy Project limits, the 60% limit is $54,300 for one person and $77,520 for four.
Is the Fair Market Rent the same as the Section 8 payment standard?
No. Housing agencies set their payment standard between 90% and 110% of the FMR (for a two-bedroom here: $1,740 to $2,126), and can ask HUD for exceptions. Check the payment standard with your local housing agency.