Renting · Section 8
Data from November 2026
Renting in Essex County, Vermont
Essex County has a HUD fair market rent of $1,167 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $827 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $22.44 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,167
- a month, HUD, Fiscal year 2027
- 34% less than in Vermont
- Typical rent
- $827
- a month, Census, Average 2020–2024
- 33% less than in Vermont
- Wage needed
- $22.44
- an hour, 2 bedrooms
- Or $46,680 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 50%
- spend 30% or more of income on rent
- 3% more than in Vermont
Only here
Renting in Essex County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Essex County has the lowest typical rent of the 14 counties in Vermont: $827.
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Essex County has the lowest typical household income of the 14 counties in Vermont: $59,294.
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Essex County has the lowest typical rent in its area: $827, less than any of its 6 neighboring counties; next is Orleans County ($892).
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12% of households in Essex County have no internet at home, against 6% in Vermont.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Essex County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $914 | $17.58 | $36,560 |
| 1 bedroom | $1,072 | $20.62 | $42,880 |
| 2 bedrooms | $1,167 | $22.44 | $46,680 |
| 3 bedrooms | $1,616 | $31.08 | $64,640 |
| 4 bedrooms | $1,834 | $35.27 | $73,360 |
HUD area: Essex County, VT. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 16 ZIP codes in Essex County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,070 in 05846 to $1,770 in 05837. 12 ZIP codes are above the county's fair market rent ($1,167).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 05824 | Caledonia County, VT | $990 | $1,120 | $1,240 | $1,710 | $1,970 |
|---|---|---|---|---|---|---|
| 05824 | Essex County, VT | $990 | $1,120 | $1,240 | $1,710 | $1,970 |
| 05837 | Caledonia County, VT | $1,400 | $1,620 | $1,770 | $2,460 | $2,810 |
| 05837 | Essex County, VT | $1,400 | $1,620 | $1,770 | $2,460 | $2,810 |
| 05840 | Essex County, VT | $920 | $1,070 | $1,170 | $1,620 | $1,840 |
| 05846 | Essex County, VT | $850 | $960 | $1,070 | $1,450 | $1,790 |
| 05846 | Orleans County, VT | $850 | $960 | $1,070 | $1,450 | $1,790 |
| 05858 | Essex County, VT | $1,030 | $1,170 | $1,290 | $1,780 | $2,050 |
| 05901 | Essex County, VT | $880 | $1,030 | $1,120 | $1,550 | $1,760 |
| 05902 | Essex County, VT | $1,050 | $1,080 | $1,330 | $1,780 | $1,830 |
| 05903 | Essex County, VT | $900 | $1,060 | $1,150 | $1,590 | $1,810 |
| 05904 | Essex County, VT | $960 | $1,080 | $1,230 | $1,670 | $1,840 |
| 05905 | Essex County, VT | $960 | $1,060 | $1,220 | $1,660 | $1,820 |
| 05906 | Essex County, VT | $940 | $1,100 | $1,200 | $1,660 | $1,890 |
| 05907 | Essex County, VT | $980 | $1,070 | $1,250 | $1,660 | $1,840 |
| 05907 | Orleans County, VT | $980 | $1,070 | $1,250 | $1,660 | $1,840 |
- 05824 · Caledonia County, VT $1,240$1,710
- 05824 · Essex County, VT $1,240$1,710
- 05837 · Caledonia County, VT $1,770$2,460
- 05837 · Essex County, VT $1,770$2,460
- 05840 · Essex County, VT $1,170$1,620
- 05846 · Essex County, VT $1,070$1,450
- 05846 · Orleans County, VT $1,070$1,450
- 05858 · Essex County, VT $1,290$1,780
- 05901 · Essex County, VT $1,120$1,550
- 05902 · Essex County, VT $1,330$1,780
- 05903 · Essex County, VT $1,150$1,590
- 05904 · Essex County, VT $1,230$1,670
- 05905 · Essex County, VT $1,220$1,660
- 05906 · Essex County, VT $1,200$1,660
- 05907 · Essex County, VT $1,250$1,660
- 05907 · Orleans County, VT $1,250$1,660
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Essex County, 50% of renter households are in that position; in Vermont, 48%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
50%
of renter households spend 30% or more of their income on rent.
496 households rent in Essex County
- Spend half or more of their income 18%
- Spend 30% or more, but less than half 31%
- Spend less than 30% 50%
Compared with the state and the country
- Essex 50%
- Vermont 48%
- United States 51%
Low-income apartments
Low-income apartments in Essex County
HUD lists 4 properties with homes for low-income households in Essex County: HUD-assisted buildings. They run from the most low-income homes to the fewest.
- HUD-assisted
- 4
56 homes in all; 56 of them low-income, according to HUD.
- Sunrise Manor HUD-assisted 94 Main St, Island Pond 05846 22 low-income homes · For older adults
- Green Hill Apartments HUD-assisted 41 Green Hill Rd, Canaan 05903 12 low-income homes · For older adults
- Hillside Acres HUD-assisted Curran Avenue, Island Pond 05846 12 low-income homes · For families
- Gilman Senior Housing HUD-assisted 29 Jefferson Ave, Gilman 05904 10 low-income homes · For older adults
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Essex County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Essex County; the state's agencies can help you. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $22,000 | $36,650 | $58,650 |
| 2 people | $25,150 | $41,900 | $67,000 |
| 3 people | $28,300 | $47,150 | $75,400 |
| 4 people | $33,000 | $52,350 | $83,750 |
| 5 people | $38,680 | $56,550 | $90,450 |
| 6 people | $44,360 | $60,750 | $97,150 |
| 7 people | $50,040 | $64,950 | $103,850 |
| 8 people | $55,720 | $69,150 | $110,550 |
Area median income: $74,100. HUD income limits by family size, Fiscal year 2026. Area: Essex County, VT. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $823 – $1,005
- 1 bedroom $965 – $1,179
- 2 bedrooms $1,050 – $1,284
- 3 bedrooms $1,454 – $1,778
- 4 bedrooms $1,651 – $2,017
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
HUD lists no housing agency with an office in Essex County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
Your rights as a tenant in Vermont
What Vermont law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- When must they return my deposit?
- 14 days
- 9 V.S.A. §4461(c)
- If I fall behind on rent, what notice must I get?
- 14 days
- 9 V.S.A. §4467(a)
- How much notice ends a month-to-month rental?
- 60 days
- 9 V.S.A. §4467(c)-(e)
- How much notice before a rent increase?
- 60 days
- 9 V.S.A. §4455(b)
- Only a court order can remove you9 V.S.A. §4463
- Protection from retaliation9 V.S.A. §4465(a)
- Protection related to immigration status9 V.S.A. §4503(a)(1)-(2)
Help
Where to get help with rent in Essex County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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Gilman Housing Trust, Inc. DBA Ruraledge
1222 Main St, St Johnsbury · 25 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Essex County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Vermont, the average home bill was $126 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,334
What you need before you get the keys.
What adds up
- First month
- $1,167
- Security deposit
- $1,167
- Total
- $2,334
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Essex County?
According to HUD (Fiscal year 2027): Studio: $914; 1 bedroom: $1,072; 2 bedrooms: $1,167; 3 bedrooms: $1,616; 4 bedrooms: $1,834. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Essex County?
Paying the 2-bedroom fair market rent ($1,167) without spending more than 30% of income takes $22.44 an hour full time, or $46,680 a year.
Who qualifies for Section 8 in Essex County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $52,350 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Essex County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,050 and $1,284 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Essex County?
For 2 bedrooms they run from $1,070 in 05846 to $1,770 in 05837. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Essex County?
HUD lists 4 properties with homes for low-income households in Essex County: HUD-assisted buildings. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Essex County?
HUD counts rent as a burden when it reaches 30% of income or more. In Essex County, 50% of renter households are in that position; in Vermont, 48%, and nationwide, 51% (Average 2020–2024, Census).