Housing market/Connecticut/ZIP 06385
ZIP 06385 Waterford, Connecticut
Norwich-New London-Willimantic, CT MSA · Connecticut. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 06385 · CT — sent to you.
ZIP 06385 · CT
ACS rent vs 2BR SAFMR
ZIP 06385 — Waterford, CT HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 06385
- 1-unit detached5,96980.6%
- 1-unit attached4766.4%
- 2–4 units2002.7%
- 5–49 units3064.1%
- 50+ units2162.9%
- Mobile2403.2%
2–4 unit share 2.7% · 5–49 unit share 4.1% · combined 2–49 6.8%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,593 (all bedrooms, occupied rentals).
- Median contract rent $1,332.
- Renters paying ≥30% of income 43.8%; ≥50% 29.8%.
- FY2027 2BR SAFMR $2,250 (1.412× ACS median gross rent).
Population
15,900 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +3.5%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 2 projects, 115 units.
- HUD project-based assisted MF: 1 properties, 54 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
What the data shows
ZIP 06385 20.3% of occupied households are renters; vacancy is 9.9%; ACS median gross rent is $1,593; population increased +3.5% between the 2018 and 2023 ACS vintages; the housing stock includes 200 units in 2–4-unit structures and 306 units in 5–49-unit structures; 2 LIHTC projects totaling 115 units; FY2027 2BR SAFMR is $2,250 versus ACS median gross rent of $1,593. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Connecticut research
ZIP 06385 is a Census / HUD profile for Norwich-New London-Willimantic, CT. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 06385 — Waterford, CT HUD Section 8 Payment Standards / SAFMR·Connecticut ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Connecticut research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 06385?
ZIP 06385 (Norwich-New London-Willimantic, CT MSA) has 15,900 residents, 6,671 households, a renter share of 20.3%, median household income of $110,375, and ACS 2023 median gross rent of $1,593. Vacancy is 9.9%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 06385?
ACS counts 95 units in 2-unit buildings, 105 in 3–4 unit buildings, 164 in 5–9, 75 in 10–19, and 67 in 20–49. Combined 2–49 unit stock is 506 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 06385?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,250. See the full schedule and 90–110% payment-standard band on the ZIP 06385 — Waterford, CT HUD Section 8 Payment Standards / SAFMR.
Does this Connecticut ZIP profile include Georgia listings?
No. ZIP 06385 is Census / HUD research for Norwich-New London-Willimantic, CT MSA. Jeff Crowe CRE does not list Connecticut property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.