HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cheboygan County, Michigan (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Cheboygan County is $1,054 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,054
FY 2026, utilities included
Payment standard range
$949 to $1,159
90% to 110% of FMR
Income to afford 2BR
$42,160
per year, at 30% of income
Rank in Michigan
38th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cheboygan moves to $1,104. 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 Cheboygan actually rent for?
Search any address in Cheboygan 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 | $746 | $671 to $821 | $29,840 | $14.35/hr | +10.7% |
| 1 bedroom | $803 | $723 to $883 | $32,120 | $15.44/hr | +7.2% |
| 2 bedroom | $1,054 | $949 to $1,159 | $42,160 | $20.27/hr | +7.2% |
| 3 bedroom | $1,264 | $1,138 to $1,390 | $50,560 | $24.31/hr | +6.8% |
| 4 bedroom | $1,403 | $1,263 to $1,543 | $56,120 | $26.98/hr | +7.7% |
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 | $1,613 | $1,452 to $1,774 |
| 6 bedroom Estimate | $1,824 | $1,642 to $2,006 |
| 7 bedroom Estimate | $2,034 | $1,831 to $2,237 |
| 8 bedroom Estimate | $2,245 | $2,021 to $2,470 |
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 Cheboygan, that runs from $746 for a studio up to $1,403 for four bedrooms, all five rates in the table above.
Because Cheboygan 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, Mackinaw City included.
Among Michigan's 83 counties, Cheboygan ranks 38th for two-bedroom FMR. That's about 2% above the state median of $1,033 and about 4% above the national median county at $1,018. About 25,709 people live here, 54th 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 49705 (Afton) and $1,140 in 49716 (Brutus), with the 10 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 Cheboygan somewhere between $949 and $1,159. 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.
$1,054 a month is affordable, by HUD's 30% rule, on an income of roughly $42,160 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% ($949) | HAP at 100% ($1,054) | HAP at 110% ($1,159) |
|---|---|---|---|---|
| $2,500 | $750 | $199 | $304 | $409 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($983) to FY 2026 ($1,054). Since FY 2020 it's up 48% in total, about 6.7% 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 | $495 | $548 | $713 | $933 | $966 | — |
| FY 2021 | $504 | $558 | $735 | $928 | $997 | +3.1% |
| FY 2022 | $537 | $590 | $776 | $959 | $1,052 | +5.6% |
| FY 2023 | $584 | $663 | $873 | $1,062 | $1,173 | +12.5% |
| FY 2024 | $677 | $760 | $999 | $1,208 | $1,330 | +14.4% |
| FY 2025 | $674 | $749 | $983 | $1,184 | $1,303 | -1.6% |
| FY 2026 | $746 | $803 | $1,054 | $1,264 | $1,403 | +7.2% |
| FY 2027 | $788 | $844 | $1,104 | $1,315 | $1,490 | +4.7% |
Nearby counties
Emmet County
$1,23516 mi · pop 34,072
Charlevoix County
$1,03929 mi · pop 26,174
Otsego County
$1,10032 mi · pop 25,221
Presque Isle County
$97336 mi · pop 13,083
Montmorency County
$97341 mi · pop 9,261
Mackinac County
$1,02343 mi · pop 10,843
Antrim County
$1,16246 mi · pop 23,662
Crawford County
$1,03852 mi · pop 13,197
Questions people ask
$1,054 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $746 for a studio, $803 for one bedroom, $1,264 for three and $1,403 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 Cheboygan actually go for?
HUD's number is one input. Search any address in Cheboygan for a rent estimate built from nearby comps. 3 free searches, no card.
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