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Windsor County/Sharon/05065

05065

ZIPSAFMR
Windsor County, VT
Zillow

ZIP Investment Score

69Below average

095130300
BRFMR
Eff. Rent
0 BR$1,530$1,530
1 BR$1,540$1,540
2 BR$1,800$1,800
3 BR$2,350$2,350
4 BR$2,460$2,460
5 BR$2,829Not available
6 BR$3,253Not available
7 BR$3,741Not available
8 BR$4,303Not available

Purchase Price Calculator

Maximum purchase price
$205,563

Cost breakdown

+Likely effective rent$1,800
HUD FMRUsed$1,800
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,039
Loan amount$164,450
Down payment$41,113
Rate6.50%
Term30 years
-Operating costs-$561
Property taxes-$206
Insurance-$175
Utilities$0
HOA$0
Management-$180
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,898(70.3% ROI)
Projected value
$221,369
Return breakdown
Property appreciation+$15,806
Loan principal paid down+$5,892
Rental cash flow+$7,200
5-year hold
+$49,519(120.4% ROI)
Projected value
$232,575
Return breakdown
Property appreciation+$27,013
Loan principal paid down+$10,507
Rental cash flow+$12,000
10-year hold
+$106,611(259.3% ROI)
Projected value
$263,138
Return breakdown
Property appreciation+$57,575
Loan principal paid down+$25,036
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
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ZIP 05065 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 05065 (Sharon, VT) is $1,800 a month. That is up 30.4% from $1,380 in FY 2026. Sharon is in the Windsor County, VT non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,558. Among 44 ZIP codes in Windsor County, 05065 has the 6th-highest two-bedroom rent (county range $1,300–$1,900). The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05065 is 15% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05065
BedroomsFY 2027Change90–110% range
Studio$1,530+29.7%$1,377–$1,683
1BR$1,540+30.5%$1,386–$1,694
2BR$1,800+30.4%$1,620–$1,980
3BR$2,350+29.8%$2,115–$2,585
4BR$2,460+31.6%$2,214–$2,706

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05065
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,530$1,540$1,800$2,350$2,460
FY 2026$1,180$1,180$1,380$1,810$1,870
FY 2025$1,150$1,150$1,330$1,730$1,780
FY 2024area FMR$1,039$1,136$1,300$1,725$1,731
FY 2023area FMR$841$982$1,129$1,536$1,542

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Windsor County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 05065
05056$1,690−6.1%
05059$1,670−7.2%
05060$1,420−21.1%
05061$1,540−14.4%
05062$1,640−8.9%
05065Current$1,800—
05067$1,730−3.9%
05068$1,770−1.7%
05070$1,750−2.8%
05071$1,680−6.7%
05072$1,630−9.4%
05073$1,560−13.3%

Questions about ZIP 05065 rents

How much will Section 8 pay for a two-bedroom in ZIP 05065?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,558, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,402 to $1,714 a month; under the ZIP-level Small Area FMR of $1,800 it would be $1,620 to $1,980. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 05065 in?

ZIP 05065 is in the Windsor County, VT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,558.

How much did fair market rent change in ZIP 05065 for FY 2027?

The two-bedroom FMR rose 30.4%, from $1,380 in FY 2026 to $1,800 in FY 2027. Since FY 2025 it has risen 35.3%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentSharon, VT fair market rentVT statewide rentsWhat is SAFMR?Data sources