Buying a home · Naugatuck Valley Planning Region
Data from November 2026
Buying a home in Naugatuck Valley Planning Region, Connecticut
The typical home in Naugatuck Valley Planning Region is worth $317,700 by the Census (Average 2020–2024). At Freddie Mac’s 7.18% rate (November 5, 2026), an FHA loan with 3.5% down and the tax here, the payment would be about $2,884 a month. For it to be 28% of income, a household would need about $123,594 a year.
Four numbers to start with
- Typical home value
- $317,700
- Census median · Average 2020–2024
- 13% less than in Connecticut
- Income for the typical home
- $123,594
- a year, at 7.18% (November 5, 2026)
- The typical household here earns $86,191 a year, less than that.
- FHA limit, 1 unit
- $541,287
- national floor, 2026
- Conforming limit: $851,000.
- Property tax
- 1.88%
- $5,983 a year for the typical owner
- 4% more than in Connecticut
Only here
Buying a home in Naugatuck Valley Planning Region: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Naugatuck Valley Planning Region has the lowest typical household income of the 9 places in Connecticut: $86,191.
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Naugatuck Valley Planning Region has the lowest typical home value in its area: $317,700, less than any of its 6 neighboring places; next is Capitol Planning Region ($323,700).
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From 2020 to 2025, home prices in Naugatuck Valley Planning Region rose 65% on FHFA's index, faster than in Connecticut (62%).
Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).
How much income you need
The income a home needs in Naugatuck Valley Planning Region
Three homes with the figures from here: the one the typical income ($86,191) reaches, the typical home ($317,700) and the most expensive one an FHA loan covers. All at 7.18% (November 5, 2026) and the property tax here (1.88% of value a year).
- The payment includes principal, interest, property tax, home insurance and FHA mortgage insurance (MIP).
- Home insurance is an example of 0.5% of the price a year. “To close” adds the down payment and an example of 3% of the price in closing costs.
- The income needed is the one that keeps the payment at 28% of pre-tax income. It is a reference: each lender decides with your debts, your credit and your savings.
| Home | Price | Income a year | Monthly payment | To close |
|---|---|---|---|---|
| What the typical income reachesthe payment is 28% of $86,191 a year | $221,500 | $86,169 | $2,011 | $14,398 |
| The typical homeCensus median · Average 2020–2024 | $317,700 | $123,594 | $2,884 | $20,651 |
| The most with FHAthe loan reaches the $541,287 limit | $560,919 | $218,212 | $5,092 | $36,460 |
Source: Freddie Mac, November 5, 2026 · Source: U.S. Census Bureau, Average 2020–2024 · Source: HUD, 2026 data
Loan limits
How much you can borrow in Naugatuck Valley Planning Region
FHA loans in Naugatuck Valley Planning Region use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.
FHA, one unit
$541,287
FHA national floor limit
Nationwide, the one-unit FHA limit runs from $541,287 to $1,299,500.
Source: HUD, 2026 data
Conforming, one unit
$851,000
This is a high-cost area: the limit is above the national baseline of $832,750.
VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($851,000 for one unit). VA loan limits (va.gov)
Source: FHFA, 2026 data
Buying a duplex or fourplex in Naugatuck Valley Planning Region
Loan limits for 2, 3 and 4 units in Naugatuck Valley Planning Region and HUD's Fair Market Rent by home size. HUD's rent is a reference, not a promise of what you will charge.
Loan limits in Naugatuck Valley Planning Region
| Units | FHA 2026 | Conforming 2026 |
|---|---|---|
| 2 units | $693,050 | $1,089,450 |
| 3 units | $837,700 | $1,316,900 |
| 4 units | $1,041,125 | $1,636,550 |
The FHA limit is the largest loan FHA can insure in this county; the conforming limit, the largest Fannie Mae and Freddie Mac can buy.
HUD Fair Market Rent in Naugatuck Valley Planning Region
| Size | Fair Market Rent FY2027 |
|---|---|
| Studio | $1,249 |
| 1 bedroom | $1,336 |
| 2 bedrooms | $1,745 |
| 3 bedrooms | $2,184 |
| 4 bedrooms | $2,599 |
HUD's estimate of rent plus utilities (except telephone). A reference to compare with, not what you will charge.
Sources: HUD, FHA limits 2026 ↗ · FHFA, conforming limits 2026 ↗ · HUD, Fair Market Rents FY2027 ↗
FHA's rules for buying 2 to 4 units
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FHA insures loans on 1 to 4 unit properties that are the owner's principal residence. For 2 to 4 units, the lender must obtain form HUD-92561.
“Except as otherwise stated in this Handbook 4000.1, FHA’s Single Family programs are limited to one- to four-family Properties that are owner-occupied Principal Residences.”
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At least one borrower must move into the property within 60 days of signing and intend to live there at least 1 year.
“At least one Borrower must occupy the Property within 60 Days of signing the security instrument and intend to continue occupancy for at least one year.”
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The FHA loan may not pass your area's limit, which rises with the number of units. The limit is checked against the loan before the financed upfront mortgage insurance premium (UFMIP) is added.
“A Mortgage that is to be insured by FHA cannot exceed the Nationwide Mortgage Limits. … restrictions to mortgage amounts and LTVs are based upon the amount prior to the financing of the Upfront Mortgage Insurance Premium (UFMIP) (Base Loan Amount).”
Handbook 4000.1, II.A.2.a and II.A.2.a.iii, p. 177; p. 178 ↗
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The units' rent can count as income. With no rental history, the lender uses 75% of the lesser of the appraiser's rent or the lease rent. It may not subtract it from your payment.
“the Mortgagee must use 75 percent of the lesser of: fair market rent reported by the Appraiser; or the rent reflected in the lease or other rental agreement.”
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With 3 or 4 units, the payment (principal, interest, taxes and insurance) divided by the net rent of all units, yours included, may not pass 100%. Net rent is the appraiser's rent less the appraiser's vacancy and maintenance estimate or 25%, whichever is greater.
“The PITI divided by the monthly Net Self-Sufficiency Rental Income may not exceed 100 percent for three- to four-unit Properties. … Net Self-Sufficiency Rental Income is calculated by using the Appraiser’s estimate of fair market rent from all units, including the unit the Borrower chooses for occupancy, and subtracting the greater of the Appraiser’s estimate for vacancies and maintenance, or 25 percent of the fair market rent.”
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With 3 or 4 units, the lender must verify reserves of 3 months of payments after closing. With manual underwriting, it asks for 1 month for 1 or 2 units.
“The Mortgagee must verify and document Reserves equivalent to three months’ PITI after closing for three- to four-unit Properties.”
Handbook 4000.1, II.A.4.d.i(C)(2) and II.A.5.c.i(C)(1)–(2), p. 253; p. 332 ↗
Prices
How prices changed in Naugatuck Valley Planning Region
According to the FHFA House Price Index, home prices in Naugatuck Valley Planning Region rose 81% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.
| Year | Naugatuck Valley Planning Region | Connecticut | United States |
|---|---|---|---|
| 2015 | 0.0% | 0.0% | 0.0% |
| 2016 | −0.1% | +0.1% | +5.3% |
| 2017 | +0.8% | +1.2% | +11.0% |
| 2018 | +2.9% | +2.8% | +17.3% |
| 2019 | +5.4% | +5.1% | +22.2% |
| 2020 | +10.0% | +8.4% | +25.9% |
| 2021 | +24.6% | +21.4% | +40.5% |
| 2022 | +42.1% | +38.1% | +62.2% |
| 2023 | +58.2% | +52.5% | +71.5% |
| 2024 | +70.4% | +65.0% | +79.9% |
| 2025 | +81.3% | +75.1% | +85.0% |
| Period | Here | Connecticut | United States |
|---|---|---|---|
| In 2025 | +6.4% | +6.1% | +2.9% |
| 5 years (2020–2025) | +65% | +62% | +47% |
| 10 years (2015–2025) | +81% | +75% | +85% |
See each year's change
- 2020: +4.3%
- 2021: +13.3%
- 2022: +14.1%
- 2023: +11.3%
- 2024: +7.7%
- 2025: +6.4%
The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Property tax
Property tax in Naugatuck Valley Planning Region
In Naugatuck Valley Planning Region, the typical owner pays $5,983 a year: about 1.88% of the home's value. That is close to the rest of Connecticut and more than the national average.
On the typical home ($317,700), that rate would be about $498 a month.
It is a Census estimate: what owners pay divided by their home’s value. Your bill depends on the assessment and the exemptions you claim.
Property tax
- Naugatuck Valley 1.88%
- Connecticut 1.81%
- United States 0.94%
What Connecticut publishes Deadline to appeal the assessment: February 20 (Connecticut General Assembly (General Statutes of Connecticut, Chapter 203))
Figure your tax Exemptions and deadlines in ConnecticutCalculator
Figure your payment in Naugatuck Valley Planning Region
It starts from the typical price, this week’s rate and the tax here. Change anything: your numbers stay in your browser.
Your numbers
Starts at the typical home value in Naugatuck Valley Planning Region. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
That is $11,120 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details
Estimated monthly payment
Local data$2,884
at 7.18% · 30 years
- Loan amount
- $311,945
- Total interest
- $448,816
- Paid off in
- November 2056
Includes $5,365 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,011 a month
Tight
$2,011 to $2,586 a month
Hard
more than $2,586 a month
Your payment · 40%
Compared with the typical household income in Naugatuck Valley Planning Region ($86,191 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
| Principal & interest | $2,113 |
|---|---|
| Property tax | $498 |
| Home insurance | $132 |
| FHA mortgage insurance (MIP) | $141 |
How does it compare with incomes?
For this payment to be 28% of your income, you'd need to earn about $123,596 a year. With your other debts, to stay under 36%: about $96,130 a year.
You need at least $11,120 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $2,884; principal and interest $2,113.
Down payment help
Programs that serve in Naugatuck Valley Planning Region
These 3 statewide programs serve in Naugatuck Valley Planning Region. Each program sets its own rules: check its official page.
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Downpayment Assistance Program (DAP) Loan All of Connecticut
Up to $15,000
Connecticut state agency second mortgage for the down payment and closing costs: 4% of the price, between $3,000 and $15,000, together with a CHFA mortgage
The source does not say whether you must be a first-time buyer. Run by Connecticut Housing Finance Authority (CHFA). Verified November 5, 2026
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Time To Own - Forgivable Down Payment Assistance All of Connecticut
Up to $25,000
Connecticut state agency loan of up to $25,000, with no interest or monthly payments, for the down payment and closing costs, forgiven 10% each year over ten years; it goes with a CHFA mortgage
First-time buyers only. Run by Connecticut Housing Finance Authority (CHFA), on behalf of the CT Department of Housing. Verified November 5, 2026
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Next Move with Deferred Down Payment Assistance Program All of Connecticut
Up to 3.5% of the loan
Connecticut state agency mortgage for first-time buyers and for people who have owned a home before, with deferred 0% help of up to 3.5% of the loan for the down payment or closing costs
No first-time requirement. Run by Connecticut Housing Finance Authority (CHFA). Verified November 5, 2026
Which programs do I qualify for? See all Connecticut programs
Housing counseling nearby
These agencies have an office in Naugatuck Valley Planning Region. The full list is on the Connecticut counselors page. Official HUD list. Confirm hours and fees with the agency before you go.
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Neighborhood Housing Services of Waterbury, Inc. (NEST)
193 Grand St, Waterbury · Spanish
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 6 more
Guides
Guides to buying a home
- How to buy a home in the United States, step by step
- Down payment assistance: how it works
- How much do you need for a down payment?
- FHA loan: down payment, insurance, limits and who qualifies
- ITIN mortgages: what exists and what lenders ask for
- Closing costs explained: what you pay and what can change
- Buying a duplex or a home with an ADU to live with family
- HUD housing counselors: what they do and what they cost
Frequently asked questions
How much income do I need to buy a home in Naugatuck Valley Planning Region?
At Freddie Mac’s 7.18% rate (November 5, 2026), an FHA loan with 3.5% down and the tax here, the payment would be about $2,884 a month. For it to be 28% of income, a household would need about $123,594 a year. The income needed is the one that keeps the payment at 28% of pre-tax income. It is a reference: each lender decides with your debts, your credit and your savings.
What is the FHA loan limit in Naugatuck Valley Planning Region in 2026?
Naugatuck Valley Planning Region has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.
How much have home prices changed in Naugatuck Valley Planning Region?
By FHFA’s house price index, home prices in Naugatuck Valley Planning Region rose 81% from 2015 to 2025.
How much is property tax in Naugatuck Valley Planning Region?
Naugatuck Valley Planning Region has a typical property tax of $5,983 a year, about 1.88% of the home's value (Average 2020–2024, U.S. Census).
Is there down payment help in Naugatuck Valley Planning Region?
These 3 statewide programs serve in Naugatuck Valley Planning Region. Each program sets its own rules: check its official page.
Where can I find free help in Spanish to buy a home in Naugatuck Valley Planning Region?
There is 1 HUD-approved counseling agency in Naugatuck Valley Planning Region; 1 says they serve in Spanish. They're listed on this page with their phone numbers.