Location: Northwest Hills Planning Region, CT | Metro: Hartford-West Hartford-East Hartford, CT MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,290 |
| 1 Bedroom | $1,380 |
| 2 Bedrooms | $1,800 |
| 3 Bedrooms | $2,250 |
| 4 Bedrooms | $2,680 |
| 5 Bedrooms | $3,109 |
| 6 Bedrooms | $3,482 |
| 7 Bedrooms | $3,761 |
| 8 Bedrooms | $3,949 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,380 | $175,480 | 0.79% | D |
| 2BR | $1,800 | $264,073 | 0.68% | D |
| 3BR | $2,250 | $368,477 | 0.61% | D |
| 4BR | $2,680 | $411,212 | 0.65% | D |
| 5BR | $3,109 | $461,562 | 0.67% | D |
U.S. Census Bureau data (2024)
Bristol, CT 06010 functions as a classic Central Valley manufacturing hub with modern suburban trimmings. Historically defined by industries like clock-making, the city today balances a robust industrial park sector with a dense, family-oriented residential grid. A key economic anchor here is ESPN, whose massive corporate campus in neighboring Bristol injects significant stability and spending power into the local service economy, supporting a steady demand for nearby housing options.
From a cash-flow perspective, the math in this ZIP requires careful scrutiny. The FY2026 HUD Fair Market Rent for a 2-bedroom unit is set at $1,880, yet current market rents (Zillow ZORI) hover around $1,598. This creates a negative gap of $282, meaning you cannot simply rely on the voucher payment ceiling to cover market rates. However, acquisition costs remain moderate, with a median home value of $338,745 and a specific median 2BR sale price of $255,494. Properties are moving relatively briskly, with a median of 40 days on market, suggesting a competitive but not overheated environment.
The tenant base is substantial, as renters make up 35.2% of the population against a median household income of $79,314. This income level suggests that while many residents can afford market rates, there is a clear transitional segment where housing vouchers bridge the gap. The city offers solid family infrastructure, including highly rated public schools and a manageable commute to Hartford via I-84, enhancing the appeal for long-term voucher holders seeking stability outside of the higher-priced capital region.
The Section 8 verdict here leans toward stability and appreciation rather than immediate premium cash flow. The HUD FMR exceeds current market rents, allowing investors to lock in guaranteed payments that are technically higher than what the open market currently bears for a standard unit. Coupled with the affordable median entry price of $255,494 for a 2-bedroom home, investors can achieve reasonable leverage while betting on the gap between market rent and the FMR cap closing as the broader Hartford housing market tightens.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.