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Orleans County/North Troy/05859

05859

ZIPSAFMR
Orleans County, VT
Zillow

ZIP Investment Score

122Above average

095130300
BRFMR
Eff. Rent
0 BR$1,370$1,370
1 BR$1,430$1,430
2 BR$1,750$1,750
3 BR$2,250$2,250
4 BR$2,450$2,450
5 BR$2,818Not available
6 BR$3,240Not available
7 BR$3,726Not available
8 BR$4,285Not available

Purchase Price Calculator

Maximum purchase price
$198,133

Cost breakdown

+Likely effective rent$1,750
HUD FMRUsed$1,750
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,002
Loan amount$158,506
Down payment$39,627
Rate6.50%
Term30 years
-Operating costs-$548
Property taxes-$198
Insurance-$175
Utilities$0
HOA$0
Management-$175
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,113(70.9% ROI)
Projected value
$213,367
Return breakdown
Property appreciation+$15,235
Loan principal paid down+$5,679
Rental cash flow+$7,200
5-year hold
+$48,163(121.5% ROI)
Projected value
$224,169
Return breakdown
Property appreciation+$26,036
Loan principal paid down+$10,127
Rental cash flow+$12,000
10-year hold
+$103,625(261.5% ROI)
Projected value
$253,627
Return breakdown
Property appreciation+$55,494
Loan principal paid down+$24,131
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
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Tax rate
--
Mortgage rate
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ZIP 05859 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 05859 (North Troy, VT) is $1,750 a month. That is up 14.4% from $1,530 in FY 2026. North Troy is in the Orleans 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 $1,363. Among 31 ZIP codes in Orleans County, 05859 has the 4th-highest two-bedroom rent (county range $1,070–$1,960). The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05859 is 12% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05859
BedroomsFY 2027Change90–110% range
Studio$1,370+13.2%$1,233–$1,507
1BR$1,430+11.7%$1,287–$1,573
2BR$1,750+14.4%$1,575–$1,925
3BR$2,250+14.2%$2,025–$2,475
4BR$2,450−4.7%$2,205–$2,695

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05859
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,370$1,430$1,750$2,250$2,450
FY 2026$1,210$1,280$1,530$1,970$2,570
FY 2025$1,040$1,170$1,350$1,760$1,940
FY 2024area FMR$831$963$1,081$1,401$1,524
FY 2023area FMR$706$844$953$1,241$1,318

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

Two-bedroom rent in nearby Orleans County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 05859
05845$1,370−21.7%
05846$1,070−38.9%
05847$1,340−23.4%
05853$1,460−16.6%
05855$1,320−24.6%
05857$1,510−13.7%
05859Current$1,750—
05860$1,240−29.1%
05868$1,690−3.4%
05871$1,620−7.4%
05872$1,310−25.1%
05874$1,280−26.9%

Questions about ZIP 05859 rents

How much will Section 8 pay for a two-bedroom in ZIP 05859?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,363, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,227 to $1,499 a month; under the ZIP-level Small Area FMR of $1,750 it would be $1,575 to $1,925. 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 05859 in?

ZIP 05859 is in the Orleans County, VT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,363.

How much did fair market rent change in ZIP 05859 for FY 2027?

The two-bedroom FMR rose 14.4%, from $1,530 in FY 2026 to $1,750 in FY 2027. Since FY 2025 it has risen 29.6%.

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