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Orange County/Williamstown/05679

05679

ZIPSAFMR
Orange County, VT
Zillow

ZIP Investment Score

106Above average

095130300
BRFMR
Eff. Rent
0 BR$1,550$1,550
1 BR$1,940$1,940
2 BR$2,230$2,230
3 BR$2,850$2,850
4 BR$3,020$3,020
5 BR$3,473Not available
6 BR$3,994Not available
7 BR$4,593Not available
8 BR$5,282Not available

Purchase Price Calculator

Maximum purchase price
$269,461

Cost breakdown

+Likely effective rent$2,230
HUD FMRUsed$2,230
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,363
Loan amount$215,568
Down payment$53,892
Rate6.50%
Term30 years
-Operating costs-$667
Property taxes-$269
Insurance-$175
Utilities$0
HOA$0
Management-$223
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$35,642(66.1% ROI)
Projected value
$290,180
Return breakdown
Property appreciation+$20,719
Loan principal paid down+$7,723
Rental cash flow+$7,200
5-year hold
+$61,182(113.5% ROI)
Projected value
$304,870
Return breakdown
Property appreciation+$35,409
Loan principal paid down+$13,773
Rental cash flow+$12,000
10-year hold
+$132,290(245.5% ROI)
Projected value
$344,932
Return breakdown
Property appreciation+$75,472
Loan principal paid down+$32,818
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 05679 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 05679 (Williamstown, VT) is $2,230 a month. That is up 16.8% from $1,910 in FY 2026. Williamstown 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, 05679 has the highest two-bedroom rent (county range $1,330–$2,230). The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05679 is 42% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05679
BedroomsFY 2027Change90–110% range
Studio$1,550+6.2%$1,395–$1,705
1BR$1,940+18.3%$1,746–$2,134
2BR$2,230+16.8%$2,007–$2,453
3BR$2,850+15.9%$2,565–$3,135
4BR$3,020+14.8%$2,718–$3,322

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05679
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,550$1,940$2,230$2,850$3,020
FY 2026$1,460$1,640$1,910$2,460$2,630
FY 2025$1,490$1,520$1,850$2,420$2,540
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. 05679
05079$1,460−34.5%
05081$1,400−37.2%
05083$1,520−31.8%
05085$1,580−29.1%
05086$1,580−29.1%
05641$1,680−24.7%
05649$1,590−28.7%
05654$1,610−27.8%
05663$1,730−22.4%
05669$1,630−26.9%
05675$1,970−11.7%
05679Current$2,230—

Questions about ZIP 05679 rents

How much will Section 8 pay for a two-bedroom in ZIP 05679?

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 $2,230 it would be $2,007 to $2,453. 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 05679 in?

ZIP 05679 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 05679 for FY 2027?

The two-bedroom FMR rose 16.8%, from $1,910 in FY 2026 to $2,230 in FY 2027. Since FY 2025 it has risen 20.5%.

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