HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Eaton County, Michigan (FY 2027)
$1,323 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Eaton County, and it's the baseline every voucher in Eaton is measured against.
Two-bedroom FMR
$1,323
+4.3% from FY 2026
Payment standard
$1,191–$1,455
90% to 110% of the FMR, two-bedroom
Income to afford
$52,920
a year, with rent at 30% of income
Rank in Michigan
15th of 83
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,036 | $932–$1,140 | $41,440 | $19.92/hr | +6.5% |
| 1 bedroom | $1,054 | $949–$1,159 | $42,160 | $20.27/hr | +4.2% |
| 2 bedroom | $1,323 | $1,191–$1,455 | $52,920 | $25.44/hr | +4.3% |
| 3 bedroom | $1,685 | $1,517–$1,854 | $67,400 | $32.40/hr | +3.6% |
| 4 bedroom | $1,739 | $1,565–$1,913 | $69,560 | $33.44/hr | +3.6% |
Five to eight 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 | $2,000 | $1,800–$2,200 |
| 6 bedroom Estimate | $2,261 | $2,035–$2,487 |
| 7 bedroom Estimate | $2,522 | $2,270–$2,774 |
| 8 bedroom Estimate | $2,782 | $2,504–$3,060 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Eaton actually rent for?
Search any address in Eaton for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Eaton somewhere between $1,191 and $1,455. 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.
$1,323 a month is affordable, by HUD's 30% rule, on an income of roughly $52,920 a year. Put another way, $25 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,191 | Voucher pays at 100%$1,323 | Voucher pays at 110%$1,455 |
|---|---|---|---|---|
| $2,500 | $750 | $441 | $573 | $705 |
| $4,000 | $1,200 | $0 | $123 | $255 |
Rate history
The two-bedroom rate went up 4% from FY 2026 ($1,268) to FY 2027 ($1,323). Since FY 2020 it's up 48% in total, about 5.8% a year. The Michigan median moved up 5% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $682 | $722 | $893 | $1,168 | $1,280 | — |
| FY 2021 | $710 | $740 | $909 | $1,171 | $1,264 | +1.8% |
| FY 2022 | $733 | $767 | $936 | $1,203 | $1,269 | +3.0% |
| FY 2023 | $837 | $868 | $1,063 | $1,374 | $1,428 | +13.6% |
| FY 2024 | $847 | $887 | $1,092 | $1,423 | $1,454 | +2.7% |
| FY 2025 | $870 | $905 | $1,127 | $1,465 | $1,494 | +3.2% |
| FY 2026 | $973 | $1,012 | $1,268 | $1,627 | $1,679 | +12.5% |
| FY 2027In effect | $1,036 | $1,054 | $1,323 | $1,685 | $1,739 | +4.3% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Eaton, that runs from $1,036 for a studio up to $1,739 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Eaton in with 2 other counties in the Lansing-East Lansing metro, Ingham County, Clinton County among them, and every one of them gets $1,323 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Michigan's 83 counties, Eaton ranks 15th for two-bedroom FMR. That's about 22% above the state median of $1,085 and about 24% above the national median county at $1,063. About 109,130 people live here, 19th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,150 in 49076 (Olivet) and $1,380 in 48917 (Lansing), with the 12 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 |
|---|---|---|---|
| 48813 | Charlotte | $1,170 | -11.6% |
| 48821 | Dimondale | $1,290 | -2.5% |
| 48827 | Eaton Rapids | $1,250 | -5.5% |
| 48837 | Grand Ledge | $1,270 | -4.0% |
| 48861 | Mulliken | $1,310 | -1.0% |
| 48876 | Potterville | $1,290 | -2.5% |
| 48890 | Sunfield | $1,300 | -1.7% |
| 48908 | Lansing | $1,310 | -1.0% |
| 48917 | Lansing | $1,380 | +4.3% |
| 49021 | Bellevue | $1,360 | +2.8% |
| 49076 | Olivet | $1,150 | -13.1% |
| 49096 | Vermontville | $1,150 | -13.1% |
Counties sharing the Lansing-East Lansing metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,323 two-bedroom figure as Eaton.
Nearby counties
Two-bedroom FMR, with how each compares to Eaton.
Ingham County
18 mi · 283,913 people
$1,323
same rate
Barry County
24 mi · 63,409 people
$1,362
+3%
Clinton County
27 mi · 79,626 people
$1,323
same rate
Ionia County
28 mi · 66,574 people
$1,238
-6%
Calhoun County
30 mi · 133,778 people
$1,233
-7%
Jackson County
34 mi · 160,060 people
$1,201
-9%
Shiawassee County
41 mi · 67,991 people
$1,085
-18%
Kalamazoo County
44 mi · 262,375 people
$1,158
-12%
Questions people ask
$1,323 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,036 for a studio, $1,054 for one bedroom, $1,685 for three and $1,739 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Eaton actually go for?
HUD's number is one input. Search any address in Eaton for a rent estimate built from nearby comps. Free to start, no card.
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