Lower Connecticut River Valley Planning Region, CT: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,9332-bedroom FMR, FY2027

$1,5431-bedroom FMR, FY2027

$103,35080% income limit, family of 4 (FY2026)

$129,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lower Connecticut River Valley Planning Region is $1,933 a month, up 3.6% from $1,865 in FY2026. HUD splits Lower Connecticut River Valley Planning Region into 3 FMR areas; the figures above are for the most populous one (Hartford-West Hartford-East Hartford, CT MSA). FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Lower Connecticut River Valley Planning Region by bedroom count

Hartford-West Hartford-East Hartford, CT MSA – 9 towns

Chester town, Cromwell town, Durham town, East Haddam town, East Hampton town, Haddam town, Middlefield town, Middletown town, Portland town

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,346	$1,286	+4.7%	$1,212 – $1,480
1 bedroom	$1,543	$1,477	+4.5%	$1,389 – $1,697
2 bedrooms	$1,933	$1,865	+3.6%	$1,740 – $2,126
3 bedrooms	$2,303	$2,236	+3.0%	$2,073 – $2,533
4 bedrooms	$2,542	$2,537	+0.2%	$2,288 – $2,796

Hartford-West Hartford-East Hartford, CT MSA – 6 towns

Clinton town, Deep River town, Essex town, Killingworth town, Old Saybrook town, Westbrook town

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,346	$1,286	+4.7%	$1,212 – $1,480
1 bedroom	$1,543	$1,477	+4.5%	$1,389 – $1,697
2 bedrooms	$1,933	$1,865	+3.6%	$1,740 – $2,126
3 bedrooms	$2,303	$2,236	+3.0%	$2,073 – $2,533
4 bedrooms	$2,542	$2,539	+0.1%	$2,288 – $2,796

Hartford-West Hartford-East Hartford, CT MSA – 2 towns

Lyme town, Old Lyme town

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,346	$1,286	+4.7%	$1,212 – $1,480
1 bedroom	$1,543	$1,477	+4.5%	$1,389 – $1,697
2 bedrooms	$1,933	$1,865	+3.6%	$1,740 – $2,126
3 bedrooms	$2,303	$2,236	+3.0%	$2,073 – $2,533
4 bedrooms	$2,542	$2,537	+0.2%	$2,288 – $2,796

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Lower Connecticut River Valley Planning Region that is typically $1,740 to $2,126 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$58,403median income of renter households

$1,454Median gross rent, all units

30%Rent-to-income ratio (median rent ÷ median renter income)

50%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $58,403 can afford about $1,460 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,933 is $473 (32.4%) more than that. To rent a two-bedroom at the FMR, a household needs $77,320 a year under the 30% rule, or $69,588 under the common landlord rule that income must be three times the rent.

Lower Connecticut River Valley Planning Region, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,454 ±$44
Median income of renter households	$58,403 ±$5,185
Renters paying 30% or more of income (cost-burdened)	49.6% ±3.9
Renters paying 50% or more (severely cost-burdened)	23.8% ±3.4
Renter households (where the share can be computed)	16,693

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,410 to $2,900 depending on the ZIP code.

All 142 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
06001	$1,620	$1,850	$2,320	$2,760	$3,050
06002	$1,710	$1,960	$2,460	$2,930	$3,240
06010	$1,290	$1,380	$1,800	$2,250	$2,680
06013	$1,150	$1,350	$1,650	$2,180	$2,490
06016	$1,510	$1,730	$2,170	$2,590	$2,850
06019	$1,330	$1,520	$1,910	$2,280	$2,510
06020	$1,340	$1,540	$1,930	$2,300	$2,540
06022	$1,330	$1,520	$1,910	$2,280	$2,510
06023	$1,330	$1,520	$1,910	$2,280	$2,510
06025	$1,340	$1,540	$1,930	$2,300	$2,540
06026	$1,160	$1,330	$1,670	$1,990	$2,200
06029	$1,600	$1,840	$2,300	$2,740	$3,020
06032	$1,710	$1,960	$2,450	$2,920	$3,220
06033	$1,640	$1,880	$2,350	$2,800	$3,090
06034	$1,340	$1,540	$1,930	$2,300	$2,540
06035	$1,370	$1,570	$1,970	$2,350	$2,590
06037	$1,340	$1,530	$1,920	$2,290	$2,520
06040	$1,290	$1,480	$1,850	$2,200	$2,430
06041	$1,340	$1,540	$1,930	$2,300	$2,540
06042	$1,590	$1,830	$2,290	$2,730	$3,010
06043	$1,050	$1,210	$1,510	$1,800	$2,000
06045	$1,340	$1,540	$1,930	$2,300	$2,540
06050	$1,340	$1,540	$1,930	$2,300	$2,540
06051	$1,090	$1,250	$1,560	$1,860	$2,050
06052	$1,200	$1,370	$1,720	$2,050	$2,260
06053	$1,260	$1,440	$1,810	$2,160	$2,380
06059	$1,330	$1,520	$1,910	$2,280	$2,510
06060	$1,420	$1,620	$2,030	$2,530	$2,760
06062	$1,090	$1,250	$1,560	$1,860	$2,050
06066	$1,340	$1,530	$1,920	$2,290	$2,520
06067	$1,640	$1,880	$2,360	$2,810	$3,100
06070	$2,010	$2,300	$2,880	$3,430	$3,790
06071	$1,230	$1,410	$1,770	$2,110	$2,330
06072	$1,340	$1,540	$1,930	$2,300	$2,540
06073	$1,310	$1,500	$1,880	$2,240	$2,480
06074	$1,670	$1,920	$2,400	$2,860	$3,160
06075	$1,340	$1,540	$1,930	$2,300	$2,540
06076	$1,130	$1,300	$1,620	$1,940	$2,140
06077	$1,340	$1,540	$1,930	$2,300	$2,540
06078	$1,340	$1,530	$1,920	$2,290	$2,520
06080	$1,340	$1,530	$1,920	$2,290	$2,520
06081	$1,160	$1,330	$1,670	$1,990	$2,200
06082	$1,460	$1,680	$2,100	$2,500	$2,760
06083	$1,340	$1,540	$1,930	$2,300	$2,540
06084	$1,460	$1,670	$2,090	$2,490	$2,750
06085	$1,230	$1,410	$1,770	$2,110	$2,330
06088	$1,380	$1,580	$1,980	$2,360	$2,600
06089	$2,020	$2,310	$2,900	$3,460	$3,810
06090	$1,440	$1,670	$2,070	$2,540	$2,830
06092	$1,710	$1,960	$2,450	$2,920	$3,220
06093	$1,280	$1,460	$1,840	$2,230	$2,420
06095	$1,570	$1,800	$2,250	$2,680	$2,960
06096	$1,300	$1,490	$1,870	$2,230	$2,460
06101	$1,340	$1,540	$1,930	$2,300	$2,540
06102	$1,340	$1,540	$1,930	$2,300	$2,540
06103	$1,650	$1,890	$2,370	$2,820	$3,120
06105	$1,270	$1,450	$1,820	$2,170	$2,390
06106	$1,140	$1,310	$1,640	$1,950	$2,160
06107	$1,730	$1,990	$2,490	$2,970	$3,270
06108	$1,160	$1,320	$1,660	$1,980	$2,180
06109	$1,300	$1,490	$1,870	$2,230	$2,460
06110	$1,570	$1,800	$2,260	$2,690	$2,970
06111	$1,430	$1,640	$2,060	$2,450	$2,710
06112	$1,300	$1,490	$1,870	$2,230	$2,460
06114	$1,250	$1,440	$1,800	$2,140	$2,370
06115	$1,340	$1,540	$1,930	$2,300	$2,540
06117	$1,730	$1,980	$2,480	$2,950	$3,260
06118	$1,320	$1,510	$1,890	$2,250	$2,490
06119	$1,580	$1,810	$2,270	$2,700	$2,990
06120	$1,290	$1,480	$1,850	$2,200	$2,430
06123	$1,340	$1,540	$1,930	$2,300	$2,540
06126	$1,340	$1,540	$1,930	$2,300	$2,540
06127	$1,340	$1,540	$1,930	$2,300	$2,540
06128	$1,340	$1,540	$1,930	$2,300	$2,540
06129	$1,340	$1,540	$1,930	$2,300	$2,540
06131	$1,340	$1,540	$1,930	$2,300	$2,540
06132	$1,340	$1,540	$1,930	$2,300	$2,540
06133	$1,340	$1,540	$1,930	$2,300	$2,540
06134	$1,340	$1,540	$1,930	$2,300	$2,540
06137	$1,340	$1,540	$1,930	$2,300	$2,540
06138	$1,340	$1,540	$1,930	$2,300	$2,540
06141	$1,340	$1,540	$1,930	$2,300	$2,540
06142	$1,340	$1,540	$1,930	$2,300	$2,540
06143	$1,340	$1,540	$1,930	$2,300	$2,540
06144	$1,340	$1,540	$1,930	$2,300	$2,540
06145	$1,340	$1,540	$1,930	$2,300	$2,540
06146	$1,340	$1,540	$1,930	$2,300	$2,540
06147	$1,340	$1,540	$1,930	$2,300	$2,540
06152	$1,340	$1,540	$1,930	$2,300	$2,540
06153	$1,340	$1,540	$1,930	$2,300	$2,540
06154	$1,340	$1,540	$1,930	$2,300	$2,540
06155	$1,340	$1,540	$1,930	$2,300	$2,540
06156	$1,340	$1,540	$1,930	$2,300	$2,540
06161	$1,340	$1,540	$1,930	$2,300	$2,540
06167	$1,340	$1,540	$1,930	$2,300	$2,540
06199	$1,340	$1,540	$1,930	$2,300	$2,540
06226	$1,200	$1,380	$1,730	$2,200	$2,720
06231	$1,290	$1,480	$1,850	$2,200	$2,430
06232	$1,240	$1,420	$1,780	$2,120	$2,340
06237	$980	$1,130	$1,410	$1,680	$1,850
06238	$1,340	$1,540	$1,930	$2,300	$2,540
06248	$1,380	$1,580	$1,980	$2,360	$2,600
06250	$1,530	$1,750	$2,190	$2,610	$2,880
06251	$1,340	$1,540	$1,930	$2,300	$2,540
06268	$1,430	$1,640	$2,050	$2,440	$2,700
06269	$2,020	$2,310	$2,900	$3,460	$3,810
06279	$1,180	$1,350	$1,690	$2,010	$2,220
06371	$1,900	$2,180	$2,730	$3,250	$3,590
06376	$1,900	$2,180	$2,730	$3,250	$3,590
06409	$1,520	$1,750	$2,190	$2,610	$2,880
06410	$1,190	$1,270	$1,660	$2,080	$2,470
06412	$1,320	$1,520	$1,900	$2,260	$2,500
06413	$1,290	$1,480	$1,850	$2,200	$2,430
06414	$1,190	$1,360	$1,710	$2,030	$2,250
06415	$1,340	$1,540	$1,930	$2,450	$3,040
06416	$1,430	$1,640	$2,050	$2,440	$2,700
06417	$1,330	$1,520	$1,910	$2,280	$2,510
06419	$1,730	$1,920	$2,350	$2,870	$3,200
06420	$1,370	$1,570	$1,970	$2,500	$3,100
06422	$1,470	$1,700	$2,140	$2,560	$2,900
06423	$1,530	$1,760	$2,200	$2,620	$2,890
06424	$1,320	$1,520	$1,900	$2,260	$2,500
06426	$1,560	$1,790	$2,240	$2,670	$2,950
06438	$1,640	$1,880	$2,360	$2,810	$3,100
06439	$1,900	$2,180	$2,730	$3,250	$3,590
06441	$1,310	$1,500	$1,880	$2,240	$2,470
06442	$1,390	$1,590	$2,000	$2,380	$2,630
06444	$1,630	$1,810	$2,310	$2,810	$3,200
06447	$1,310	$1,500	$1,880	$2,240	$2,470
06451	$1,420	$1,540	$1,850	$2,300	$2,600
06455	$1,250	$1,440	$1,800	$2,140	$2,370
06456	$1,340	$1,540	$1,920	$2,290	$2,530
06457	$1,380	$1,580	$1,980	$2,360	$2,600
06459	$1,380	$1,580	$1,980	$2,360	$2,600
06467	$1,720	$1,960	$2,460	$2,960	$3,290
06469	$1,170	$1,340	$1,680	$2,000	$2,210
06475	$1,790	$2,050	$2,570	$3,060	$3,380
06479	$1,840	$2,110	$2,640	$3,150	$3,470
06480	$1,110	$1,270	$1,590	$1,890	$2,090
06481	$1,290	$1,480	$1,850	$2,200	$2,440
06489	$1,390	$1,600	$2,000	$2,380	$2,630
06498	$1,320	$1,510	$1,890	$2,250	$2,490

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Lower Connecticut River Valley Planning Region (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $129,200 (FY2025: $126,600, +2.1%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$27,150 +2.1%	$31,000 +2.0%	$34,900 +2.0%	$38,750 +2.0%	$41,850 +1.9%	$44,950 +1.9%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$45,250 +2.0%	$51,700 +2.1%	$58,150 +2.0%	$64,600 +2.1%	$69,800 +2.0%	$74,950 +2.0%	$80,150 +2.1%	$85,300 +2.0%
Low income (80%)	$72,350 +2.0%	$82,700 +2.0%	$93,050 +2.0%	$103,350 +2.0%	$111,650 +2.0%	$119,900 +2.0%	$128,200 +2.0%	$136,450 +2.0%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.