Skip to main content
Loading page
Orange County/Wells River/05081

05081

ZIPSAFMR
Orange County, VT
Zillow

ZIP Investment Score

54Below average

095130300
BRFMR
Eff. Rent
0 BR$980$980
1 BR$1,220$1,220
2 BR$1,400$1,400
3 BR$1,790$1,790
4 BR$1,910$1,910
5 BR$2,197Not available
6 BR$2,526Not available
7 BR$2,905Not available
8 BR$3,341Not available

Purchase Price Calculator

Maximum purchase price
$146,123

Cost breakdown

+Likely effective rent$1,400
HUD FMRUsed$1,400
Market rentN/A
Est. payment standardN/A
-Principal and interest-$739
Loan amount$116,898
Down payment$29,225
Rate6.50%
Term30 years
-Operating costs-$461
Property taxes-$146
Insurance-$175
Utilities$0
HOA$0
Management-$140
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,624(77.4% ROI)
Projected value
$157,358
Return breakdown
Property appreciation+$11,235
Loan principal paid down+$4,188
Rental cash flow+$7,200
5-year hold
+$38,670(132.3% ROI)
Projected value
$165,325
Return breakdown
Property appreciation+$19,202
Loan principal paid down+$7,469
Rental cash flow+$12,000
10-year hold
+$82,723(283.1% ROI)
Projected value
$187,050
Return breakdown
Property appreciation+$40,927
Loan principal paid down+$17,796
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

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
--

ZIP 05081 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 05081 (Wells River, VT) is $1,400 a month. That is up 21.7% from $1,150 in FY 2026. Wells River is in the Orange 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 $1,581. Among 36 ZIP codes in Orange County, 05081 has the 35th-highest two-bedroom rent (county range $1,330–$2,230). The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05081 is 11% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05081
BedroomsFY 2027Change90–110% range
Studio$980+6.5%$882–$1,078
1BR$1,220+23.2%$1,098–$1,342
2BR$1,400+21.7%$1,260–$1,540
3BR$1,790+20.1%$1,611–$1,969
4BR$1,910+20.1%$1,719–$2,101

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05081
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$980$1,220$1,400$1,790$1,910
FY 2026$920$990$1,150$1,490$1,590
FY 2025$880$910$1,120$1,450$1,510
FY 2024area FMR$976$1,003$1,244$1,601$1,671
FY 2023area FMR$852$857$1,125$1,427$1,511

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

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 05081
05069$1,480+5.7%
05070$1,750+25.0%
05072$1,630+16.4%
05074$1,580+12.9%
05075$1,700+21.4%
05076$1,580+12.9%
05077$1,610+15.0%
05079$1,460+4.3%
05081Current$1,400—
05083$1,520+8.6%
05085$1,580+12.9%
05086$1,580+12.9%

Questions about ZIP 05081 rents

How much will Section 8 pay for a two-bedroom in ZIP 05081?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,581, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,423 to $1,739 a month; under the ZIP-level Small Area FMR of $1,400 it would be $1,260 to $1,540. 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 05081 in?

ZIP 05081 is in the Orange County, VT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,581.

How much did fair market rent change in ZIP 05081 for FY 2027?

The two-bedroom FMR rose 21.7%, from $1,150 in FY 2026 to $1,400 in FY 2027. Since FY 2025 it has risen 25.0%.

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 rentWells River, VT fair market rentVT statewide rentsWhat is SAFMR?Data sources