FY2027 Small Area FMR · North Concord, VT

ZIP 05858 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 05858 (North Concord, VT) is $1,290 a month, up 27.7% from FY2026. That is 11% above the Essex County, VT area-wide FMR of $1,167.

2-bedroom SAFMR$1,290per month ▲ 27.7%

Area-wide 2 BR FMR$1,167Essex County, VT

Rank in the area3rdof 13 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,161

2 BR Small Area FMR$1,290

110% of SAFMR$1,419

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$1,030▲ 27.2%

1 BR$1,170▲ 27.2%

2 BR$1,290▲ 27.7%

3 BR$1,780▲ 27.1%

4 BR$2,050▲ 24.2%

FY2027 FY2026

Where 05858 sits in the Essex County, VT area

Of the 13 ZIP codes HUD lists for the area, 05858 has the 3rd highest two-bedroom Small Area FMR. Essex County, VT is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,167 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,290 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$1,030	$927 – $1,133	$914	$810
1 bedroom	$1,170	$1,053 – $1,287	$1,072	$920
2 bedrooms	$1,290	$1,161 – $1,419	$1,167	$1,010
3 bedrooms	$1,780	$1,602 – $1,958	$1,616	$1,400
4 bedrooms	$2,050	$1,845 – $2,255	$1,834	$1,650

A household renting a two-bedroom home at the Small Area FMR of $1,290 needs about $51,600 a year to keep housing costs at 30% of income. The area median family income is $74,100 and the 80% low-income limit for four people is $83,750. ZIP code 05858 lies mainly in Essex County. See the Essex County, VT county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
05832	East Burke	5.2 mi	$1,610
05906	Lunenburg	7.1 mi	$1,200
05837	East Haven	7.3 mi	$1,770
05824	Concord	8.3 mi	$1,240
05840	Granby	9.7 mi	$1,170
05850	Lyndon Center	9.9 mi	$1,530

Questions

What is the Fair Market Rent for ZIP code 05858?

HUD's FY2027 Small Area Fair Market Rents for 05858 are $1,030 (studio), $1,170 (1 BR), $1,290 (2 BR), $1,780 (3 BR) and $2,050 (4 BR) a month.

What is the Section 8 payment standard in 05858?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 05858 that range is $1,161 to $1,419 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 05858?

The FY2026 income limits of the Essex County, VT area apply: median family income $74,100, low-income (80%) limit $83,750 for a family of four.