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Section 8 · Essex County

Data from November 2026

How much does Section 8 pay in Essex County, Vermont?

HUD sets the 2-bedroom fair market rent in Essex County at $1,167 a month (Fiscal year 2027). From that figure, your housing agency sets its payment standard, which as a rule runs from $1,050 to $1,284. The voucher pays up to that standard, minus your share: generally 30% of your adjusted monthly income.

By ZIP codeHow to apply
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Fair market rent, 2 bedrooms
$1,167
a month, HUD, Fiscal year 2027
34% less than in Vermont
Possible payment standard, 2 BR
$1,050 – $1,284
90% to 110% of the fair market rent
By ZIP code, 2 BR
$1,070 – $1,770
across 12 ZIP codes
Section 8 vouchers
Data not available
No agency based here holds vouchers; agencies elsewhere in the state can serve you.

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Public Housing Agencies (HUD) Retrieved November 6, 2026 Public Housing Agencies (HUD)

Only here

Section 8 in Essex County: what sets it apart

What this place has that others do not, from public data, most unusual first.

  1. None of the 14 counties in Vermont has a lower 2-bedroom fair market rent than Essex County: $1,167 a month.

  2. A year of 2-bedroom fair market rent in Essex County ($1,167 a month) is 27% of the very low income limit for a family of 4 ($52,350). None of the 14 counties in Vermont has a lower share.

  3. The 2-bedroom fair market rent in Essex County ($1,167) is lower than in all 6 neighbors; the closest is Caledonia County ($1,327).

  4. Across the 12 ZIP codes in Essex County, the 2-bedroom ZIP code fair market rent runs from $1,070 in 05846 to $1,770 in 05837: 65% more.

Sources: HUD (Fiscal year 2027); HUD (Fiscal year 2026); HUD (Fiscal year 2027).

Fair market rent and payment standard

What the voucher can pay, by size

Each year HUD publishes a fair market rent (FMR) for each home size in Essex County. Your housing agency uses it to set its payment standard: the most the voucher can pay toward rent and utilities.

  • 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
  • Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. 24 CFR §982.503(b), (c)
  • Above 110% is an exception payment standard. Up to 120%, the agency only has to notify HUD that it meets certain criteria. 24 CFR §982.503(d)
Fair market rent and possible payment standard HUD fair market rent by size and the basic payment-standard range (90% to 110% of the fair market rent), Fiscal year 2027.
Size Fair rent per month Possible payment standard
Studio $914 $823 – $1,005
1 bedroom $1,072 $965 – $1,179
2 bedrooms $1,167 $1,050 – $1,284
3 bedrooms $1,616 $1,454 – $1,778
4 bedrooms $1,834 $1,651 – $2,017

HUD area: Essex County, VT. Source: HUD, Fiscal year 2027

By ZIP code

The fair market rent of each ZIP code

HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 12 ZIP codes in Essex County (Fiscal year 2027). Where they are used, they are the basis of your home’s payment standard.

For 2 bedrooms they run from $1,070 in 05846 to $1,770 in 05837. With the 90% to 110% rule, the payment standard could run from $963 to $1,177 in 05846 and from $1,593 to $1,947 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. 24 CFR §982.503(a)(1)

Lowest and highest, by size

  • Studio $850 – $1,400
  • 1 bedroom $960 – $1,620
  • 2 bedrooms $1,070 – $1,770
  • 3 bedrooms $1,450 – $2,460
  • 4 bedrooms $1,760 – $2,810
Fair market rent by ZIP code and size, in ZIP code order, Fiscal year 2027. HUD area: Essex County, VT.
ZIP code Studio1 bd2 bd3 bd4 bd
05824$990$1,120$1,240$1,710$1,970
05837$1,400$1,620$1,770$2,460$2,810
05840$920$1,070$1,170$1,620$1,840
05846$850$960$1,070$1,450$1,790
05858$1,030$1,170$1,290$1,780$2,050
05901$880$1,030$1,120$1,550$1,760
05902$1,050$1,080$1,330$1,780$1,830
05903$900$1,060$1,150$1,590$1,810
05904$960$1,080$1,230$1,670$1,840
05905$960$1,060$1,220$1,660$1,820
05906$940$1,100$1,200$1,660$1,890
05907$980$1,070$1,250$1,660$1,840

Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD)

How it is figured

What the voucher pays and what you pay

The housing agency pays the owner directly. This is how it is figured, under HUD’s rules:

  1. The payment standard is the most the voucher pays. The agency pays the lower of the payment standard minus your share, or the rent with utilities minus your share. 24 CFR §982.505(a), (b)

  2. Your share (the total tenant payment) is the highest of 30% of your adjusted monthly income, 10% of your monthly income, the part of public assistance set aside for housing, or the minimum rent. 24 CFR §5.628(a)

  3. 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. 24 CFR §982.1(a)(3)

  4. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. 24 CFR §982.305(a)(5), §982.508

An example with HUD’s figures in Essex County

A family of 4 earning HUD’s extremely low income limit in Essex County has $33,000 a year, about $2,750 a month. 30% of that income is $825. Since adjusted income is the same or lower, the family’s share would generally not be more than that. If the agency sets the payment standard equal to the fair market rent ($1,167) and the 2-bedroom home rents for that, the voucher would pay about $342 or more.

Rent, equal to the fair market rent
$1,167
Family share, at most
$825
Voucher payment, at least
$342

This is only an example. Your agency figures your adjusted income, the home size you get and its own payment standard. Sources: HUD fair market rent (Fiscal year 2027) and HUD income limits (Fiscal year 2026).

How to apply

Where and how to ask for a voucher in Essex County

HUD lists no housing agency based in Essex County; agencies elsewhere in the state can serve you. This is how you apply:

  • 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. HUD
  • Because demand is high, you may need to sign up on several waiting lists. You do not need to live where you apply. HUD
  • Generally, your family must have very low income: no more than 50% of the area median income. In Essex County, for a family of 4 that limit is $52,350 a year (Fiscal year 2026). 24 CFR §5.603, §982.201(b)

How much can you earn? Check your case Section 8 and mixed-status families: how it worksRental help and public charge: what the rules sayHow to avoid rental scams: the signs and what to do

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.

Housing agencies in Vermont HUD list of housing agencies Source: HUD, Retrieved November 6, 2026

Frequently asked questions

How much does Section 8 pay for 2 bedrooms in Essex County?

It depends on your agency’s payment standard and your income. HUD sets the 2-bedroom fair market rent at $1,167 (Fiscal year 2027), and the basic payment standard can run from $1,050 to $1,284. The voucher pays up to that standard minus your share.

How much do I pay with a voucher?

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. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income.

Does the payment standard change by ZIP code in Essex County?

For 2 bedrooms they run from $1,070 in 05846 to $1,770 in 05837. With the 90% to 110% rule, the payment standard could run from $963 to $1,177 in 05846 and from $1,593 to $1,947 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.

Where do I apply for Section 8 in Essex County?

At a public housing agency. HUD lists none based in Essex County, but you can apply at another one in Vermont: you do not need to live where you apply.

Who qualifies for Section 8 in Essex County?

Generally, your family must have very low income: no more than 50% of the area median income. In Essex County, for a family of 4 that limit is $52,350 a year (Fiscal year 2026).