HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Eaton County, Michigan (FY 2026)
$1,268 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Eaton County, and it's the baseline every voucher in Eaton is measured against.
2 bedroom FMR
$1,268
FY 2026, utilities included
Payment standard range
$1,141 to $1,395
90% to 110% of FMR
Income to afford 2BR
$50,720
per year, at 30% of income
Rank in Michigan
15th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Eaton moves to $1,323. That's up 4%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +11.8% |
| 1 bedroom | $1,012 | $911 to $1,113 | $40,480 | $19.46/hr | +11.8% |
| 2 bedroom | $1,268 | $1,141 to $1,395 | $50,720 | $24.38/hr | +12.5% |
| 3 bedroom | $1,627 | $1,464 to $1,790 | $65,080 | $31.29/hr | +11.1% |
| 4 bedroom | $1,679 | $1,511 to $1,847 | $67,160 | $32.29/hr | +12.4% |
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 | $1,931 | $1,738 to $2,124 |
| 6 bedroom Estimate | $2,183 | $1,965 to $2,401 |
| 7 bedroom Estimate | $2,435 | $2,192 to $2,679 |
| 8 bedroom Estimate | $2,686 | $2,417 to $2,955 |
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 Eaton, that runs from $973 for a studio up to $1,679 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 $1,268 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 23% above the state median of $1,033 and about 25% above the national median county at $1,018. About 109,072 people live here, 19th in the state.
Counties sharing the Lansing-East Lansing metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,090 in 49076 (Olivet) and $1,300 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 | $1,100 | -13.2% |
| 48821 | Dimondale | $1,280 | +0.9% |
| 48827 | Eaton Rapids | $1,210 | -4.6% |
| 48837 | Grand Ledge | $1,200 | -5.4% |
| 48861 | Mulliken | $1,260 | -0.6% |
| 48876 | Potterville | $1,170 | -7.7% |
| 48890 | Sunfield | $1,210 | -4.6% |
| 48908 | Lansing | $1,240 | -2.2% |
| 48917 | Lansing | $1,300 | +2.5% |
| 49021 | Bellevue | $1,260 | -0.6% |
| 49076 | Olivet | $1,090 | -14.0% |
| 49096 | Vermontville | $1,110 | -12.5% |
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 $1,141 and $1,395. 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.
$1,268 a month is affordable, by HUD's 30% rule, on an income of roughly $50,720 a year. Put another way, $24 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% ($1,141) | HAP at 100% ($1,268) | HAP at 110% ($1,395) |
|---|---|---|---|---|
| $2,500 | $750 | $391 | $518 | $645 |
| $4,000 | $1,200 | $0 | $68 | $195 |
Rate history
The two-bedroom rate went up 13% from FY 2025 ($1,127) to FY 2026 ($1,268). Since FY 2020 it's up 42% in total, about 6.0% 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 | $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 2027 | $1,036 | $1,054 | $1,323 | $1,685 | $1,739 | +4.3% |
Nearby counties
Ingham County
$1,26818 mi · pop 282,540
Barry County
$1,33424 mi · pop 62,581
Clinton County
$1,26827 mi · pop 79,249
Ionia County
$1,20928 mi · pop 66,663
Calhoun County
$1,17630 mi · pop 134,011
Jackson County
$1,16534 mi · pop 160,637
Shiawassee County
$1,06641 mi · pop 68,124
Kalamazoo County
$1,16244 mi · pop 261,426
Questions people ask
$1,268 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $973 for a studio, $1,012 for one bedroom, $1,627 for three and $1,679 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 Eaton actually go for?
HUD's number is one input. Search any address in Eaton for a rent estimate built from nearby comps. 3 free searches, no card.
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