FY2027 Fair Market Rent · Connecticut
Naugatuck Valley Planning Region Fair Market Rent & Income Limits
HUD's FY2027 Fair Market Rent for a two-bedroom home in Naugatuck Valley Planning Region, CT is $1,745 a month, down 2.4% from FY2026. The area median family income is $114,000, and a family of four counts as low income up to $99,600 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 Naugatuck Valley Planning Region, CT.
Low income (80% limit)
A household of 4 earning $97,600 is under the 80% limit of $99,600 for this area. At 30% of income it could pay about $2,440 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 Naugatuck Valley Planning Region
HUD's FY2026 income limits for Waterbury-Shelton, CT are based on a median family income of $114,000. 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 | $26,150 | $43,600 | $52,320 | $69,750 |
| 2 | $29,900 | $49,800 | $59,760 | $79,700 |
| 3 | $33,650 | $56,050 | $67,260 | $89,650 |
| 4 | $37,350 | $62,250 | $74,700 | $99,600 |
| 5 | $40,350 | $67,250 | $80,700 | $107,600 |
| 6 | $44,360 | $72,250 | $86,700 | $115,550 |
| 7 | $50,040 | $77,200 | $92,640 | $123,550 |
| 8 | $55,720 | $82,200 | $98,640 | $131,500 |
HERA Special area. Tax-credit properties placed in service before 2009 may use HUD's higher HERA hold-harmless 60% limits here: $82,560 for four people, against the regular $74,700.
Rent history
Since FY2017 the two-bedroom FMR here has gone from $994 to $1,745, up 75.6% over ten years. HUD has published a two-bedroom FMR for this area since FY1983, when it was $387.
What it takes to afford the rent
To keep a two-bedroom rent of $1,745 at no more than 30% of income, the usual affordability rule, a household needs about $69,800 a year. That is 61% of the area median family income of $114,000, so a typical family can afford it with room to spare.
| Unit | FY2027 | FY2026 | FY2025 | Income to affordat 30% |
|---|---|---|---|---|
| Studio | $1,249 | $1,246 | $991 | $50,000 |
| 1 bedroom | $1,336 | $1,445 | $1,191 | $53,400 |
| 2 bedrooms | $1,745 | $1,788 | $1,445 | $69,800 |
| 3 bedrooms | $2,184 | $2,210 | $1,891 | $87,400 |
| 4 bedrooms | $2,599 | $2,608 | $2,291 | $104,000 |
Fair Market Rents by town in Naugatuck Valley Planning Region
In New England HUD sets Fair Market Rents and income limits by town, not by county. The 19 towns of Naugatuck Valley Planning Region fall into 1 HUD area; the figures at the top of this page are for Waterbury-Shelton, CT, the area with the most residents. Find your town below.
| HUD area | 2 BR FMR | Median income | Towns |
|---|---|---|---|
| Waterbury-Shelton, CT | $1,745 | $114,000 | Ansonia, Beacon Falls, Bethlehem, Bristol, Cheshire, Derby, Middlebury, Naugatuck, Oxford, Plymouth, Prospect, Seymour, Shelton, Southbury, Thomaston, Waterbury, Watertown, Wolcott, Woodbury |
How Naugatuck Valley Planning Region compares
Naugatuck Valley Planning Region makes up the Waterbury-Shelton, CT metro area on its own, so HUD's metro figures and the county figures are the same.
Naugatuck Valley Planning Region has the 7th 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 Naugatuck Valley Planning Region the two-bedroom figure ranges from $1,610 to $2,510 across 36 ZIP codes, against the area-wide $1,745. This area is not on HUD's list of mandatory Small Area FMR areas, so most agencies here use the area-wide FMR; an agency may still opt in to ZIP-level rents.
| ZIP | Place | 2 BR SAFMR | 110% payment std. |
|---|---|---|---|
| 06716 | Wolcott | $2,510 | $2,761 |
| 06488 | Southbury | $2,470 | $2,717 |
| 06712 | Prospect | $2,350 | $2,585 |
| 06403 | Beacon Falls | $2,330 | $2,563 |
| 06484 | Shelton | $2,260 | $2,486 |
| 06762 | Middlebury | $2,190 | $2,409 |
| 06798 | Woodbury | $2,140 | $2,354 |
| 06782 | Plymouth | $1,990 | $2,189 |
| 06401 | Ansonia | $1,810 | $1,991 |
| 06010 | Bristol | $1,800 | $1,980 |
| 06779 | Oakville | $1,800 | $1,980 |
| 06418 | Derby | $1,780 | $1,958 |
| 06770 | Naugatuck | $1,780 | $1,958 |
| 06483 | Seymour | $1,770 | $1,947 |
| 06781 | Pequabuck | $1,770 | $1,947 |
| 06487 | South Britain | $1,760 | $1,936 |
| 06701 | Waterbury | $1,760 | $1,936 |
| 06703 | Waterbury | $1,760 | $1,936 |
| 06720 | Waterbury | $1,760 | $1,936 |
| 06721 | Waterbury | $1,760 | $1,936 |
| 06722 | Waterbury | $1,760 | $1,936 |
| 06723 | Waterbury | $1,760 | $1,936 |
| 06724 | Waterbury | $1,760 | $1,936 |
| 06708 | Waterbury | $1,740 | $1,914 |
| 06478 | Oxford | $1,720 | $1,892 |
| 06011 | Bristol | $1,710 | $1,881 |
| 06706 | Waterbury | $1,680 | $1,848 |
| 06704 | Waterbury | $1,670 | $1,837 |
| 06705 | Waterbury | $1,670 | $1,837 |
| 06410 | Cheshire | $1,660 | $1,826 |
| 06702 | Waterbury | $1,610 | $1,771 |
| 06710 | Waterbury | $1,610 | $1,771 |
| 06751 | Bethlehem | $1,610 | $1,771 |
| 06786 | Terryville | $1,610 | $1,771 |
| 06787 | Thomaston | $1,610 | $1,771 |
| 06795 | Watertown | $1,610 | $1,771 |
Questions
What is the Fair Market Rent in Naugatuck Valley Planning Region, CT for 2027?
For FY2027 (October 1, 2026 to September 30, 2027) HUD's Fair Market Rents in Naugatuck Valley Planning Region, CT are $1,249 for a studio, $1,336 for one bedroom, $1,745 for two bedrooms, $2,184 for three and $2,599 for four bedrooms, per month including utilities.
What is the area median income in Naugatuck Valley Planning Region, CT?
HUD's FY2026 median family income for the area is $114,000, up 3.6% from $110,000 in FY2025.
What is 80% of AMI in Naugatuck Valley Planning Region, CT for a family of 4?
The FY2026 low-income limit (80%) for a household of four is $99,600 a year. The very low-income limit (50%) is $62,250 and the extremely low-income limit is $37,350.
What is the 60% AMI limit for tax credit housing in Naugatuck Valley Planning Region, CT?
Under HUD's FY2026 Multifamily Tax Subsidy Project limits, the 60% limit is $52,320 for one person and $74,700 for four. Some older tax-credit properties here use higher HERA hold-harmless limits.
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: $1,570 to $1,920), and can ask HUD for exceptions. Check the payment standard with your local housing agency.