HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Calhoun County, Michigan (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Calhoun County is $1,176 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,176
FY 2026, utilities included
Payment standard range
$1,058 to $1,294
90% to 110% of FMR
Income to afford 2BR
$47,040
per year, at 30% of income
Rank in Michigan
25th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Calhoun moves to $1,233. That's up 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Calhoun actually rent for?
Search any address in Calhoun for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $833 | $750 to $916 | $33,320 | $16.02/hr | +7.2% |
| 1 bedroom | $976 | $878 to $1,074 | $39,040 | $18.77/hr | +8.6% |
| 2 bedroom | $1,176 | $1,058 to $1,294 | $47,040 | $22.62/hr | +7.9% |
| 3 bedroom | $1,410 | $1,269 to $1,551 | $56,400 | $27.12/hr | +7.4% |
| 4 bedroom | $1,565 | $1,409 to $1,722 | $62,600 | $30.10/hr | +5.0% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $1,800 | $1,620 to $1,980 |
| 6 bedroom Estimate | $2,035 | $1,832 to $2,239 |
| 7 bedroom Estimate | $2,269 | $2,042 to $2,496 |
| 8 bedroom Estimate | $2,504 | $2,254 to $2,754 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Calhoun, that runs from $833 for a studio up to $1,565 for four bedrooms, all five rates in the table above.
Calhoun is its own HUD metro area (Battle Creek, MI), so the rate here is set from rents inside the county rather than a wider region.
Among Michigan's 83 counties, Calhoun ranks 25th for two-bedroom FMR. That's about 14% above the state median of $1,033 and about 16% above the national median county at $1,018. About 134,011 people live here, 17th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $990 in 49029 (Burlington) and $1,380 in 49092 (Tekonsha), with the 13 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 49011 | Athens | $1,110 | -5.6% |
| 49014 | Battle Creek | $1,250 | +6.3% |
| 49015 | Battle Creek | $1,210 | +2.9% |
| 49016 | Battle Creek | $1,180 | +0.3% |
| 49017 | Battle Creek | $1,150 | -2.2% |
| 49018 | Battle Creek | $1,176County rate | — |
| 49020 | Bedford | $1,176County rate | — |
| 49029 | Burlington | $990 | -15.8% |
| 49033 | Ceresco | $1,170 | -0.5% |
| 49037 | Battle Creek | $1,090 | -7.3% |
| 49051 | East Leroy | $1,150 | -2.2% |
| 49068 | Marshall | $1,150 | -2.2% |
| 49092 | Tekonsha | $1,380 | +17.3% |
| 49224 | Albion | $1,060 | -9.9% |
| 49245 | Homer | $1,130 | -3.9% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Calhoun somewhere between $1,058 and $1,294. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,176 a month is affordable, by HUD's 30% rule, on an income of roughly $47,040 a year. Put another way, $23 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,058) | HAP at 100% ($1,176) | HAP at 110% ($1,294) |
|---|---|---|---|---|
| $2,500 | $750 | $308 | $426 | $544 |
| $4,000 | $1,200 | $0 | $0 | $94 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,090) to FY 2026 ($1,176). Since FY 2020 it's up 48% in total, about 6.8% a year. The Michigan median moved up 7% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $517 | $632 | $794 | $1,028 | $1,076 | — |
| FY 2021 | $552 | $661 | $837 | $1,074 | $1,148 | +5.4% |
| FY 2022 | $602 | $670 | $841 | $1,091 | $1,183 | +0.5% |
| FY 2023 | $697 | $779 | $958 | $1,224 | $1,397 | +13.9% |
| FY 2024 | $745 | $854 | $1,038 | $1,291 | $1,488 | +8.4% |
| FY 2025 | $777 | $899 | $1,090 | $1,313 | $1,491 | +5.0% |
| FY 2026 | $833 | $976 | $1,176 | $1,410 | $1,565 | +7.9% |
| FY 2027 | $863 | $1,032 | $1,233 | $1,469 | $1,653 | +4.8% |
Nearby counties
Branch County
$97321 mi · pop 44,795
Kalamazoo County
$1,16223 mi · pop 261,426
Barry County
$1,33428 mi · pop 62,581
Eaton County
$1,26830 mi · pop 109,072
St. Joseph County
$1,01931 mi · pop 60,887
Hillsdale County
$1,00233 mi · pop 45,698
Jackson County
$1,16534 mi · pop 160,637
Ingham County
$1,26843 mi · pop 282,540
Questions people ask
$1,176 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $833 for a studio, $976 for one bedroom, $1,410 for three and $1,565 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Calhoun actually go for?
HUD's number is one input. Search any address in Calhoun for a rent estimate built from nearby comps. 3 free searches, no card.
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