HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Ingham County, Michigan (FY 2026)
A two-bedroom in Ingham County carries a FY 2026 Fair Market Rent of $1,268 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Ingham keys off that figure.
Two-bedroom FMR
$1,268
+12.5% from FY 2025
Payment standard
$1,141–$1,395
90% to 110% of the FMR, two-bedroom
Income to afford
$50,720
a year, with rent at 30% of income
Rank in Michigan
16th of 83
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Ingham moves to $1,323. That's up 4%. The full FY 2027 table is in the history section below.
FY 2026 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 2025 |
|---|---|---|---|---|---|
| Studio | $973 | $876–$1,070 | $38,920 | $18.71/hr | +11.8% |
| 1 bedroom | $1,012 | $911–$1,113 | $40,480 | $19.46/hr | +11.8% |
| 2 bedroom | $1,268 | $1,141–$1,395 | $50,720 | $24.38/hr | +12.5% |
| 3 bedroom | $1,627 | $1,464–$1,790 | $65,080 | $31.29/hr | +11.1% |
| 4 bedroom | $1,679 | $1,511–$1,847 | $67,160 | $32.29/hr | +12.4% |
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 | $1,931 | $1,738–$2,124 |
| 6 bedroom Estimate | $2,183 | $1,965–$2,401 |
| 7 bedroom Estimate | $2,435 | $2,192–$2,679 |
| 8 bedroom Estimate | $2,686 | $2,417–$2,955 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Ingham actually rent for?
Search any address in Ingham 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 Ingham 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 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%$1,141 | Voucher pays at 100%$1,268 | Voucher pays 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.
| 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 2026In effect | $973 | $1,012 | $1,268 | $1,627 | $1,679 | +12.5% |
| FY 2027From Oct 1, 2026 | $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 2026 that's October 1, 2025 through September 30, 2026. In Ingham, 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 Ingham in with 2 other counties in the Lansing-East Lansing metro, Eaton 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, Ingham ranks 16th 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 282,540 people live here, 8th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,020 in 48819 (Dansville) and $1,510 in 48864 (Okemos), with the 25 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 |
|---|---|---|---|
| 48805 | Okemos | $1,270 | +0.2% |
| 48819 | Dansville | $1,020 | -19.6% |
| 48823 | East Lansing | $1,450 | +14.4% |
| 48824 | East Lansing | $1,440 | +13.6% |
| 48825 | East Lansing | $1,450 | +14.4% |
| 48826 | East Lansing | $1,270 | +0.2% |
| 48840 | Haslett | $1,250 | -1.4% |
| 48842 | Holt | $1,410 | +11.2% |
| 48854 | Mason | $1,330 | +4.9% |
| 48864 | Okemos | $1,510 | +19.1% |
| 48892 | Webberville | $1,270 | +0.2% |
| 48895 | Williamston | $1,230 | -3.0% |
| 48901 | Lansing | $1,270 | +0.2% |
| 48906 | Lansing | $1,270 | +0.2% |
| 48909 | Lansing | $1,270 | +0.2% |
| 48910 | Lansing | $1,240 | -2.2% |
| 48911 | Lansing | $1,130 | -10.9% |
| 48912 | Lansing | $1,290 | +1.7% |
| 48913 | Lansing | $1,268County rate | — |
| 48915 | Lansing | $1,300 | +2.5% |
| 48916 | Lansing | $1,268County rate | — |
| 48918 | Lansing | $1,268County rate | — |
| 48919 | Lansing | $1,268County rate | — |
| 48922 | Lansing | $1,268County rate | — |
| 48924 | Lansing | $1,270 | +0.2% |
| 48929 | Lansing | $1,268County rate | — |
| 48930 | Lansing | $1,268County rate | — |
| 48933 | Lansing | $1,110 | -12.5% |
| 48937 | Lansing | $1,268County rate | — |
| 48951 | Lansing | $1,268County rate | — |
| 48956 | Lansing | $1,270 | +0.2% |
| 48980 | Lansing | $1,268County rate | — |
| 49251 | Leslie | $1,310 | +3.3% |
| 49264 | Onondaga | $1,020 | -19.6% |
| 49285 | Stockbridge | $1,450 | +14.4% |
Counties sharing the Lansing-East Lansing metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,268 two-bedroom figure as Ingham.
Nearby counties
Two-bedroom FMR, with how each compares to Ingham.
Eaton County
18 mi · 109,072 people
$1,268
same rate
Clinton County
20 mi · 79,249 people
$1,268
same rate
Shiawassee County
25 mi · 68,124 people
$1,066
-16%
Livingston County
31 mi · 194,302 people
$1,457
+15%
Jackson County
32 mi · 160,637 people
$1,165
-8%
Ionia County
35 mi · 66,663 people
$1,209
-5%
Barry County
42 mi · 62,581 people
$1,334
+5%
Calhoun County
43 mi · 134,011 people
$1,176
-7%
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
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 Ingham actually go for?
HUD's number is one input. Search any address in Ingham for a rent estimate built from nearby comps. 3 free searches, no card.
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