Athens town, VT
The two-bedroom Fair Market Rent here, $1,423, is not a figure about this town. It is published by every one of the 23 town records in Windham County, and by a Montana county and a Virginia county that have nothing else in common with it.
HUD county subdivision in Windham County (county).
Key HUD figures for Athens town, VT
HUD area: Windham County, VT
- Fair Market Rent (2BR)
- $1,423
- HUD Median Family Income
- $95,700
- Very Low Income (50%) — 4-person
- $52,350
- Low Income (80%) — 4-person
- $83,750
- HUD Year
- 2026
- FMR Year
- 2026
per month
area median family income, per year
annual household limit
annual household limit
income limits
fair market rents
Fair Market Rents by bedroom
| Unit size | Monthly FMR | Annualized FMR |
|---|---|---|
| Studio / efficiency | $1,080 | $12,960 |
| 1 bedroom | $1,161 | $13,932 |
| 2 bedrooms(reference benchmark) | $1,423 | $17,076 |
| 3 bedrooms | $1,710 | $20,520 |
| 4 bedrooms | $1,884 | $22,608 |
Compare 2BR Fair Market Rent
- Lower 2BR FMR: Chelsea town, VT $1,362/month
- Higher 2BR FMR: Vergennes city, VT $1,438/month
HUD income limits by household size
| Income limit category | 1 person | 2 persons | 3 persons | 4 persons | 5 persons | 6 persons | 7 persons | 8 persons |
|---|---|---|---|---|---|---|---|---|
| Extremely Low Income | $22,000 | $25,150 | $28,300 | $33,000 | $38,680 | $44,360 | $50,040 | $55,720 |
| Very Low Income (50%) | $36,650 | $41,900 | $47,150 | $52,350 | $56,550 | $60,750 | $64,950 | $69,150 |
| Low Income (80%) | $58,650 | $67,000 | $75,400 | $83,750 | $90,450 | $97,150 | $103,850 | $110,550 |
These are HUD income limits for the Windham County, VT area. They are thresholds published by HUD, not an eligibility determination: individual programs apply their own rules, and adjusted-income definitions (deductions, allowances, and which household members count) can change whether a given household qualifies.
One figure, three cohorts, three different ranks
- Applicable HUD 2BR FMR
- $1,423
- Median 2BR FMR across HUD county-subdivision records in VT
- $1,362
- Difference
- +$61
- Difference (%)
- +4.5%
- Rank in state
- Tied at 83 of 256
The two-bedroom Fair Market Rent applicable to Athens town is above the state median for VT. It is tied at rank 83 of 256 county-subdivision records by 2BR FMR, sharing that rank with 22 other county-subdivision records at the same rent.
The other 22 records in this HUD area use the same 2BR FMR and therefore share this rank.
Rank 1 is the highest 2BR FMR in the state, and county-subdivision records with an identical rent share a rank. “Approximately at the state median” means within 2% of it. The median is taken across the 256 county-subdivision records published for VT — it is a median across entity records, not weighted by households or population, and not a median over unique HUD areas, so a HUD area covering several entities counts once per entity record. County subdivisions are only ever compared with other county subdivisions, never with counties.
The same rent, three different standings
25 records publish $1,423. 23 of them are Vermont town records; the others are Ravalli County, Montana and Culpeper County, Virginia. Rankings on this site are always taken inside a single state and a single entity type, and county subdivisions are never ranked against counties, so the identical figure lands in three separate cohorts: 83rd of Vermont's 256 town records, 16th of Montana's 56 counties, and 53rd of Virginia's 133.
The area incomes behind the three are $95,700 here, $92,900 in Ravalli and $120,600 in Culpeper. A reader who finds the same rent somewhere else and assumes the places are comparable is reading across a boundary the ranking never crosses.
Rent benchmark vs HUD Median Family Income
- Annualized 2BR FMR
- $17,076
- HUD Median Family Income (annual)
- $95,700
- Annualized 2BR FMR as a share of HUD Median Family Income
- 17.8%
12 × $1,423
This is a ratio between two HUD benchmarks for the Windham County, VT area: the annualized two-bedroom Fair Market Rent divided by HUD Median Family Income. It is not a measured rent burden, not the share of income any particular family spends on housing, and not an affordability or eligibility determination.
The HUD area here is the county
- HUD area name
- Windham County, VT
- HUD area code
- NCNTY50025N50025
- Income limits fiscal year
- FY2026
- Fair Market Rent fiscal year
- FY2026
HUD income limits and Fair Market Rents apply to HUD-defined areas that can cover multiple geographic entities. The values on this page are those assigned to this HUD entity record; entities sharing the same HUD area can have identical figures.
Other county subdivisions in this HUD area
22 other county-subdivision records are assigned to this HUD area.
- Brattleboro town, VT
- Brookline town, VT
- Dover town, VT
- Dummerston town, VT
- Grafton town, VT
- Guilford town, VT
+ 16 more in this HUD area.
A town-level page whose figures are county-level
The HUD area named on this page covers 23 records, and they are exactly the 23 Vermont town records whose parent geography is Windham County. The area and the county hold the same members, so no figure above varies between one Windham town and the next. Vermont as a whole publishes 10 distinct two-bedroom figures across its 256 town records.
Another town in this area is Londonderry town, Vermont, which publishes this same $1,423 against the same $95,700. A town of the same name in New Hampshire, Londonderry town, publishes $2,220 against an area income of $154,100. The names match; nothing else does.
National economic context
The figures below are federal and national. They are not specific to Athens town and do not vary between county subdivisions.
Inflation (official BLS CPI-U national series)
Loading chart…
Fonte Dati: bls.gov — BLS CPI-U CUUR0000SA0
Mostra Dati in Tabella
| Date (YYYY-MM) | Year | Period | Value |
|---|---|---|---|
| 2023-07 | 2023 | M07 | 305.691 |
| 2023-08 | 2023 | M08 | 307.026 |
| 2023-09 | 2023 | M09 | 307.789 |
| 2023-10 | 2023 | M10 | 307.671 |
| 2023-11 | 2023 | M11 | 307.051 |
| 2023-12 | 2023 | M12 | 306.746 |
| 2024-01 | 2024 | M01 | 308.417 |
| 2024-02 | 2024 | M02 | 310.326 |
| 2024-03 | 2024 | M03 | 312.332 |
| 2024-04 | 2024 | M04 | 313.548 |
| 2024-05 | 2024 | M05 | 314.069 |
| 2024-06 | 2024 | M06 | 314.175 |
| 2024-07 | 2024 | M07 | 314.54 |
| 2024-08 | 2024 | M08 | 314.796 |
| 2024-09 | 2024 | M09 | 315.301 |
| 2024-10 | 2024 | M10 | 315.664 |
| 2024-11 | 2024 | M11 | 315.493 |
| 2024-12 | 2024 | M12 | 315.605 |
| 2025-01 | 2025 | M01 | 317.671 |
| 2025-02 | 2025 | M02 | 319.082 |
| 2025-03 | 2025 | M03 | 319.799 |
| 2025-04 | 2025 | M04 | 320.795 |
| 2025-05 | 2025 | M05 | 321.465 |
| 2025-06 | 2025 | M06 | 322.561 |
| 2025-07 | 2025 | M07 | 323.048 |
| 2025-08 | 2025 | M08 | 323.976 |
| 2025-09 | 2025 | M09 | 324.8 |
| 2025-11 | 2025 | M11 | 324.122 |
| 2025-12 | 2025 | M12 | 324.054 |
| 2026-01 | 2026 | M01 | 325.252 |
| 2026-02 | 2026 | M02 | 326.785 |
| 2026-03 | 2026 | M03 | 330.213 |
| 2026-04 | 2026 | M04 | 333.02 |
| 2026-05 | 2026 | M05 | 335.123 |
| 2026-06 | 2026 | M06 | 333.952 |
| 2026-07 | 2026 | M07 | 333.918 |
Purchasing power decision engine
Decision snapshot (server-rendered)
Baseline: HUD Median Family Income adjusted from 2025-07 to 2026-07 using embedded CPI-U monthly series.
- Adjusted income is near the local median and/or purchasing power decreased materially.
- This suggests moderate affordability risk under CPI-U adjustment assumptions.
Purchasing power decision tool (CPI-U monthly)
This module converts an annual income from 2025-07 into its 2026-07 equivalent using the CPI-U series, then compares it to the HUD Median Family Income for Athens town, VT.
The baseline is HUD's Median Family Income for the HUD area, not a Census median household income. The CPI-U series is the official BLS CUUR0000SA0 index, unadjusted; months BLS did not publish are left out rather than interpolated.
HUD Median Family Income (annual): $95,700
Decision output
- Adjusted income is near the local median and/or purchasing power decreased materially.
- This suggests moderate affordability risk under CPI-U adjustment assumptions.
Methodology & assumptions (v1.0)
Adjusted income is computed as Income × CPI(to) / CPI(from) using CPI-U monthly index values embedded in this page.
- CPI-U is an aggregate price index for urban consumers; individual consumption patterns may differ.
- No interpolation is applied; both selected months must exist in the dataset.
- HUD Median Family Income is treated as the annual reference benchmark for the applicable HUD area, compared to adjusted annual income.
- This module performs a historical transformation, not a forecast.
IRS reference
Publication 15-T (2026) — Federal Income Tax Withholding Methods. Official IRS publication →
Reference only. GovCalculator does not compute federal income tax withholding. The publication's withholding methods and tables are not ingested or modelled here.
Sources & methodology
HUD income limits and Fair Market Rents are taken from the fiscal-year tables HUD publishes per HUD-defined area — which can include more than one county subdivision — and joined to this county-subdivision record. State comparisons are computed across the 2BR Fair Market Rents of the county-subdivision records in the same state; county subdivisions are never ranked against counties. The median uses the middle value and is not weighted by households or population, rank 1 is the highest rent in the state, and county-subdivision records with identical rents share a rank.
The income figure used throughout this page is HUD's Median Family Income for the HUD area above. It is not a Census median household income and the two are not interchangeable.
The purchasing power module applies a historical CPI ratio: Adjusted = Nominal × CPI(to) / CPI(from). No interpolation is applied and missing months are not imputed; CPI-U is a historical index, not a forecast. The “STABLE” target adds a fixed +10% buffer over the local HUD Median Family Income — that buffer is a GovCalculator heuristic, not a HUD, BLS or IRS determination.
The CPI-U series is the official BLS CUUR0000SA0 index, not seasonally adjusted, taken from the published BLS series: 36 published monthly observations. Months BLS did not publish are not interpolated. IRS Publication 15-T is cited as an official reference only — no federal withholding is calculated anywhere on this site.
Verify eligibility requirements with local program administrators: household size, deductions, and program-specific definitions can materially change outcomes.
FAQ
Which HUD area do the figures for Athens town, VT come from?
HUD assigns this county subdivision to the Windham County, VT area (code NCNTY50025N50025). A HUD area can cover more than one county subdivision, so the area name is not always identical to the county subdivision name.
Which fiscal years are shown on this page?
Income limits are FY2026 and Fair Market Rents are FY2026.
What is the Fair Market Rent (2BR) here?
The two-bedroom Fair Market Rent is $1,423 per month. Fair Market Rents for studio through four-bedroom units are listed in the bedroom table above.
Do the income limits on this page decide whether I qualify?
No. They are the thresholds HUD publishes for this area. Programs apply their own rules, and adjusted-income definitions — deductions, allowances, and which household members count — can change the outcome for a given household.
What does the FMR-to-median-family-income share mean?
It is the annualized two-bedroom Fair Market Rent divided by HUD Median Family Income for the same area, here 17.8%. Both inputs are HUD area benchmarks, so it is not a measured rent burden and not an affordability determination.
Why is Athens town a HUD county subdivision rather than a county?
HUD publishes FY2026 income limits and Fair Market Rents for the six New England states at town/city (county subdivision) level, not county level — there is no county-equivalent HUD record for VT. Athens town sits in Windham County, a county.
Is the CPI-based purchasing power module a forecast?
No. It is a historical adjustment using CPI-U monthly index values: Adjusted = Income × CPI(to) / CPI(from). It does not predict future inflation.
Does this page calculate federal income tax withholding?
No. GovCalculator does not compute federal withholding anywhere. IRS Publication 15-T is cited as an official reference only; its withholding methods and tables are not ingested or modelled here.
Other places publish the same $1,423. Does that make them comparable to Athens town?
Not in the way the rankings on this page work. 25 records carry $1,423: 23 Vermont town records, Ravalli County in Montana and Culpeper County in Virginia. Each is ranked only against records of its own type in its own state, so the same figure is 83rd of 256 in Vermont, 16th of 56 in Montana and 53rd of 133 in Virginia. The area median family incomes behind them are $95,700, $92,900 and $120,600, and the income limits published with them differ too.
Disclaimer: Estimates are informational and may not reflect every program rule or household adjustment. Always consult official guidance for Athens town, VT.