HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Charlevoix County, Michigan (FY 2026)
A two-bedroom in Charlevoix County carries a FY 2026 Fair Market Rent of $1,039 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Charlevoix keys off that figure.
2 bedroom FMR
$1,039
FY 2026, utilities included
Payment standard range
$935 to $1,143
90% to 110% of FMR
Income to afford 2BR
$41,560
per year, at 30% of income
Rank in Michigan
40th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Charlevoix moves to $1,119. That's up 8%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Charlevoix actually rent for?
Search any address in Charlevoix 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 | $736 | $662 to $810 | $29,440 | $14.15/hr | +10.7% |
| 1 bedroom | $800 | $720 to $880 | $32,000 | $15.38/hr | +3.5% |
| 2 bedroom | $1,039 | $935 to $1,143 | $41,560 | $19.98/hr | +9.4% |
| 3 bedroom | $1,445 | $1,301 to $1,590 | $57,800 | $27.79/hr | +8.6% |
| 4 bedroom | $1,622 | $1,460 to $1,784 | $64,880 | $31.19/hr | +4.6% |
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 | $1,865 | $1,679 to $2,052 |
| 6 bedroom Estimate | $2,109 | $1,898 to $2,320 |
| 7 bedroom Estimate | $2,352 | $2,117 to $2,587 |
| 8 bedroom Estimate | $2,595 | $2,336 to $2,855 |
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 Charlevoix, that runs from $736 for a studio up to $1,622 for four bedrooms, all five rates in the table above.
Because Charlevoix sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Bay Shore included.
Among Michigan's 83 counties, Charlevoix ranks 40th for two-bedroom FMR. That's within a couple percent of the state median of $1,033 and about 2% above the national median county at $1,018. About 26,174 people live here, 52nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 49727 (East Jordan) and $1,110 in 49712 (Boyne City), with the 6 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.
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 Charlevoix somewhere between $935 and $1,143. 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.
$1,039 a month is affordable, by HUD's 30% rule, on an income of roughly $41,560 a year. Put another way, $20 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% ($935) | HAP at 100% ($1,039) | HAP at 110% ($1,143) |
|---|---|---|---|---|
| $2,500 | $750 | $185 | $289 | $393 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($950) to FY 2026 ($1,039). Since FY 2020 it's up 39% in total, about 5.6% 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 | $521 | $578 | $750 | $1,030 | $1,284 | — |
| FY 2021 | $555 | $625 | $810 | $1,123 | $1,363 | +8.0% |
| FY 2022 | $571 | $647 | $825 | $1,172 | $1,339 | +1.9% |
| FY 2023 | $606 | $703 | $877 | $1,246 | $1,386 | +6.3% |
| FY 2024 | $671 | $784 | $960 | $1,353 | $1,537 | +9.5% |
| FY 2025 | $665 | $773 | $950 | $1,331 | $1,550 | -1.0% |
| FY 2026 | $736 | $800 | $1,039 | $1,445 | $1,622 | +9.4% |
| FY 2027 | $798 | $855 | $1,119 | $1,549 | $1,619 | +7.7% |
Nearby counties
Emmet County
$1,23519 mi · pop 34,072
Antrim County
$1,16222 mi · pop 23,662
Cheboygan County
$1,05429 mi · pop 25,709
Otsego County
$1,10030 mi · pop 25,221
Kalkaska County
$97339 mi · pop 17,934
Leelanau County
$1,49741 mi · pop 22,426
Crawford County
$1,03845 mi · pop 13,197
Grand Traverse County
$1,35745 mi · pop 95,315
Questions people ask
$1,039 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $736 for a studio, $800 for one bedroom, $1,445 for three and $1,622 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 Charlevoix actually go for?
HUD's number is one input. Search any address in Charlevoix for a rent estimate built from nearby comps. 3 free searches, no card.
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