Vermont Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In Vermont that limit for a family of four runs from $85,200 in Essex County, VT to $149,350 in Burlington-South Burlington, VT. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Burlington-South Burlington, VT metro area | 104,550 | 119,450 | 134,450 | 149,350 | 161,300 | 173,250 | 185,200 | 197,150 |
| Addison County, VT | 93,450 | 106,800 | 120,150 | 133,500 | 144,200 | 154,850 | 165,550 | 176,200 |
| Bennington County, VT | 88,000 | 100,550 | 113,150 | 125,700 | 135,750 | 145,800 | 155,850 | 165,900 |
| Caledonia County, VT | 77,750 | 88,900 | 100,000 | 111,100 | 120,000 | 128,900 | 137,750 | 146,650 |
| Essex County, VT | 59,650 | 68,150 | 76,700 | 85,200 | 92,000 | 98,850 | 105,650 | 112,450 |
| Lamoille County, VT | 79,050 | 90,350 | 101,650 | 112,950 | 122,000 | 131,000 | 140,050 | 149,100 |
| Orange County, VT | 84,950 | 97,100 | 109,200 | 121,350 | 131,050 | 140,750 | 150,450 | 160,200 |
| Orleans County, VT | 76,800 | 87,750 | 98,750 | 109,700 | 118,500 | 127,250 | 136,050 | 144,800 |
| Rutland County, VT | 79,300 | 90,650 | 101,950 | 113,300 | 122,350 | 131,450 | 140,500 | 149,550 |
| Washington County, VT | 91,750 | 104,900 | 118,000 | 131,100 | 141,600 | 152,100 | 162,550 | 173,050 |
| Windham County, VT | 77,750 | 88,900 | 100,000 | 111,100 | 120,000 | 128,900 | 137,750 | 146,650 |
| Windsor County, VT | 88,350 | 101,000 | 113,650 | 126,250 | 136,350 | 146,450 | 156,550 | 166,650 |
From income limit to rent cap
Two rent rules apply under 7 CFR 3565.203. Each unit's rent, counting tenant-paid utilities, can't exceed 30% of 115% of area median income adjusted for family size, which is 30% of the figure in the table for the household size you assume, divided by 12. And across the whole project, the average rent can't exceed 30% of 100% of area median income each year.
Worked example for Burlington-South Burlington, VT: the four-person limit is $149,350, so the per-unit cap for a unit sized for four people is $3,733 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $3,246 a month at the four-person size. Which household size applies to each bedroom count is set in USDA's program handbook; confirm it with your lender.
Income is tested only at move-in. A tenant whose income later rises above the limit can stay (7 CFR 3565.202(a)). Want to see what those rents support in debt? Run them through the 538 loan sizer.
All 12 Vermont areas and every other state in one file: 538 income limits download.