Section 8 in Orleans County, VT
HUD rent limits, income limits and housing authorities for Orleans County. Serving housing authorities vary by ZIP.
HUD Fair Market Rents in Orleans County (FY2027)
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $1,067 | $960 to $1,174 |
| 1-bedroom | $1,111 | $1,000 to $1,222 |
| 2-bedroom | $1,363 | $1,227 to $1,499 |
| 3-bedroom | $1,754 | $1,579 to $1,929 |
| 4-bedroom | $1,909 | $1,718 to $2,100 |
The two-bedroom HUD benchmark for Orleans County is $1,363. Multiplying by 90% and 110% gives $1,227 to $1,499, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
Section 8 income limits in Orleans County (FY2026)
To qualify for a Housing Choice Voucher, a household's gross annual income generally has to be at or below the very low income limit for its size. In Orleans County that is $52,350 a year for a family of four, about $4,360 a month before taxes. HUD's area median family income here is $95,400.
| Household size | Extremely low | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $22,000 | $36,650 | $58,650 |
| 2 people | $25,150 | $41,900 | $67,000 |
| 3 people | $28,300 | $47,150 | $75,400 |
| 4 people | $33,000 | $52,350 | $83,750 |
| 5 people | $38,680 | $56,550 | $90,450 |
| 6 people | $44,360 | $60,750 | $97,150 |
| 7 people | $50,040 | $64,950 | $103,850 |
| 8 people | $55,720 | $69,150 | $110,550 |
Which column applies to you. The middle column is the eligibility line for most applicants (24 CFR 982.201). The low income column only applies in special cases, such as families already receiving federal housing assistance. Federal rules generally require at least 75% of admissions from the waiting list each year to be extremely low income families. This does not predict selection or waiting time. For a family of four here, that threshold is $33,000 or less.
Income is counted before taxes and covers the whole household. The housing authority verifies it when your name is reached on the waiting list, so what counts is your income at that point. Being under the income limit is only one part of eligibility and does not guarantee admission.
Compare your household income with Section 8 limits and see how monthly income becomes an annual estimate.
Source: HUD FY2026 Section 8 Income Limits for the Orleans County, VT, huduser.gov.
Can a landlord refuse Section 8 in Orleans County?
No. Vermont law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in Orleans County. If you were turned away for having a voucher, that refusal may be illegal.
9 V.S.A. §4503 (receipt of public assistance, 1988)
One of the oldest source-of-income protections in the country. PRRAC Appendix B (March 2026).
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Landlord and investor tools for Orleans County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Orleans County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Vermont ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in VermontExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in VermontMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
Frequently asked questions
- What is the income limit for Section 8 in Orleans County?
- For FY2026, the very low income screening threshold in Orleans County, VT is $36,650 for one person, $41,900 for two, $47,150 for three and $52,350 for a family of four. Limits vary by household size. The agency also checks other eligibility requirements and any applicable exceptions.
- What counts as extremely low income in Orleans County?
- HUD's FY2026 extremely low income limit in Orleans County is $22,000 for one person and $33,000 for a family of four. Housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to families at or below this level.
- How much does Section 8 pay for a 2-bedroom in Orleans County?
- The FY2027 two-bedroom Fair Market Rent in Orleans County is $1,363 per month. For illustration, 90% to 110% of the benchmark is roughly $1,227 to $1,499. This is not a household rent limit. ZIP-based schedules, approved exceptions and Moving to Work rules may differ; ask your agency for its adopted standard and the unit's utility allowance.
Find Section 8 apartments in Orleans County
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Nearby Vermont counties
Voucher counts aggregated from HUD PHA jurisdiction data. Population 27,459 · FIPS 50019.