Skip to main content
Loading page
Washington County/East Calais/05650

05650

ZIPSAFMR
Washington County, VT
Zillow

ZIP Investment Score

92Below average

095130300
BRFMR
Eff. Rent
0 BR$1,860$1,860
1 BR$2,040$2,040
2 BR$2,670$2,670
3 BR$3,340$3,340
4 BR$3,510$3,510
5 BR$4,036Not available
6 BR$4,642Not available
7 BR$5,338Not available
8 BR$6,139Not available

Purchase Price Calculator

Maximum purchase price
$334,844

Cost breakdown

+Likely effective rent$2,670
HUD FMRUsed$2,670
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,693
Loan amount$267,876
Down payment$66,969
Rate6.50%
Term30 years
-Operating costs-$777
Property taxes-$335
Insurance-$175
Utilities$0
HOA$0
Management-$267
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$42,544(63.5% ROI)
Projected value
$360,591
Return breakdown
Property appreciation+$25,746
Loan principal paid down+$9,597
Rental cash flow+$7,200
5-year hold
+$73,116(109.2% ROI)
Projected value
$378,846
Return breakdown
Property appreciation+$44,001
Loan principal paid down+$17,115
Rental cash flow+$12,000
10-year hold
+$158,566(236.8% ROI)
Projected value
$428,629
Return breakdown
Property appreciation+$93,785
Loan principal paid down+$40,781
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 05650 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 05650 (East Calais, VT) is $2,670 a month. That is up 20.3% from $2,220 in FY 2026. East Calais is in the Washington 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 $1,783. Among 33 ZIP codes in Washington County, 05650 has the highest two-bedroom rent (county range $1,340–$2,670). The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05650 is 70% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05650
BedroomsFY 2027Change90–110% range
Studio$1,860+10.7%$1,674–$2,046
1BR$2,040+20.7%$1,836–$2,244
2BR$2,670+20.3%$2,403–$2,937
3BR$3,340+22.3%$3,006–$3,674
4BR$3,510+19.4%$3,159–$3,861

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05650
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,860$2,040$2,670$3,340$3,510
FY 2026$1,680$1,690$2,220$2,730$2,940
FY 2025$1,610$1,620$2,130$2,650$2,970
FY 2024area FMR$985$1,106$1,453$1,832$1,975
FY 2023area FMR$839$953$1,255$1,584$1,690

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

Two-bedroom rent in nearby Washington County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 05650
05640$1,910−28.5%
05641$1,680−37.1%
05647$1,790−33.0%
05648$1,780−33.3%
05649$1,590−40.4%
05650Current$2,670—
05651$1,520−43.1%
05654$1,610−39.7%
05658$1,830−31.5%
05660$1,990−25.5%
05663$1,730−35.2%
05664$1,780−33.3%

Questions about ZIP 05650 rents

How much will Section 8 pay for a two-bedroom in ZIP 05650?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,783, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,605 to $1,961 a month; under the ZIP-level Small Area FMR of $2,670 it would be $2,403 to $2,937. 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 05650 in?

ZIP 05650 is in the Washington County, VT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,783.

How much did fair market rent change in ZIP 05650 for FY 2027?

The two-bedroom FMR rose 20.3%, from $2,220 in FY 2026 to $2,670 in FY 2027. Since FY 2025 it has risen 25.4%.

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 rentEast Calais, VT fair market rentVT statewide rentsWhat is SAFMR?Data sources