HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Emmet County, Michigan (FY 2026)
A two-bedroom in Emmet County carries a FY 2026 Fair Market Rent of $1,235 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Emmet keys off that figure.
2 bedroom FMR
$1,235
FY 2026, utilities included
Payment standard range
$1,112 to $1,359
90% to 110% of FMR
Income to afford 2BR
$49,400
per year, at 30% of income
Rank in Michigan
19th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Emmet moves to $1,336. 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 Emmet actually rent for?
Search any address in Emmet 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 | $863 | $777 to $949 | $34,520 | $16.60/hr | +6.8% |
| 1 bedroom | $941 | $847 to $1,035 | $37,640 | $18.10/hr | +6.9% |
| 2 bedroom | $1,235 | $1,112 to $1,359 | $49,400 | $23.75/hr | +7.0% |
| 3 bedroom | $1,481 | $1,333 to $1,629 | $59,240 | $28.48/hr | +6.5% |
| 4 bedroom | $1,635 | $1,472 to $1,799 | $65,400 | $31.44/hr | +6.5% |
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 | $1,880 | $1,692 to $2,068 |
| 6 bedroom Estimate | $2,126 | $1,913 to $2,339 |
| 7 bedroom Estimate | $2,371 | $2,134 to $2,608 |
| 8 bedroom Estimate | $2,616 | $2,354 to $2,878 |
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 Emmet, that runs from $863 for a studio up to $1,635 for four bedrooms, all five rates in the table above.
Because Emmet 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, Alanson included.
Among Michigan's 83 counties, Emmet ranks 19th for two-bedroom FMR. That's about 20% above the state median of $1,033 and about 21% above the national median county at $1,018. About 34,072 people live here, 45th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,040 in 49706 (Alanson) and $1,340 in 49740 (Harbor Springs), with the 8 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 Emmet somewhere between $1,112 and $1,359. 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.
$1,235 a month is affordable, by HUD's 30% rule, on an income of roughly $49,400 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% ($1,112) | HAP at 100% ($1,235) | HAP at 110% ($1,359) |
|---|---|---|---|---|
| $2,500 | $750 | $362 | $485 | $609 |
| $4,000 | $1,200 | $0 | $35 | $159 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($1,154) to FY 2026 ($1,235). Since FY 2020 it's up 55% in total, about 7.6% 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 | $520 | $605 | $797 | $1,059 | $1,135 | — |
| FY 2021 | $578 | $665 | $876 | $1,165 | $1,248 | +9.9% |
| FY 2022 | $595 | $685 | $896 | $1,161 | $1,296 | +2.3% |
| FY 2023 | $652 | $745 | $975 | $1,197 | $1,385 | +8.8% |
| FY 2024 | $826 | $900 | $1,182 | $1,429 | $1,675 | +21.2% |
| FY 2025 | $808 | $880 | $1,154 | $1,390 | $1,535 | -2.4% |
| FY 2026 | $863 | $941 | $1,235 | $1,481 | $1,635 | +7.0% |
| FY 2027 | $1,015 | $1,021 | $1,336 | $1,592 | $1,756 | +8.2% |
Nearby counties
Cheboygan County
$1,05416 mi · pop 25,709
Charlevoix County
$1,03919 mi · pop 26,174
Mackinac County
$1,02335 mi · pop 10,843
Otsego County
$1,10037 mi · pop 25,221
Antrim County
$1,16240 mi · pop 23,662
Presque Isle County
$97352 mi · pop 13,083
Montmorency County
$97354 mi · pop 9,261
Chippewa County
$1,06655 mi · pop 36,670
Questions people ask
$1,235 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $863 for a studio, $941 for one bedroom, $1,481 for three and $1,635 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 Emmet actually go for?
HUD's number is one input. Search any address in Emmet for a rent estimate built from nearby comps. 3 free searches, no card.
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