HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Leelanau County, Michigan (FY 2026)
A two-bedroom in Leelanau County carries a FY 2026 Fair Market Rent of $1,497 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Leelanau keys off that figure.
2 bedroom FMR
$1,497
FY 2026, utilities included
Payment standard range
$1,347 to $1,647
90% to 110% of FMR
Income to afford 2BR
$59,880
per year, at 30% of income
Rank in Michigan
4th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Leelanau moves to $1,500. That's unchanged. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Leelanau actually rent for?
Search any address in Leelanau 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 | $1,106 | $995 to $1,217 | $44,240 | $21.27/hr | +18.9% |
| 1 bedroom | $1,366 | $1,229 to $1,503 | $54,640 | $26.27/hr | +15.5% |
| 2 bedroom | $1,497 | $1,347 to $1,647 | $59,880 | $28.79/hr | +12.7% |
| 3 bedroom | $1,795 | $1,616 to $1,975 | $71,800 | $34.52/hr | +12.2% |
| 4 bedroom | $1,982 | $1,784 to $2,180 | $79,280 | $38.12/hr | +12.5% |
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 | $2,279 | $2,051 to $2,507 |
| 6 bedroom Estimate | $2,577 | $2,319 to $2,835 |
| 7 bedroom Estimate | $2,874 | $2,587 to $3,161 |
| 8 bedroom Estimate | $3,171 | $2,854 to $3,488 |
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 Leelanau, that runs from $1,106 for a studio up to $1,982 for four bedrooms, all five rates in the table above.
Leelanau is its own HUD metro area (Leelanau County, MI), so the rate here is set from rents inside the county rather than a wider region.
Among Michigan's 83 counties, Leelanau ranks 4th for two-bedroom FMR. That's about 45% above the state median of $1,033 and about 47% above the national median county at $1,018. About 22,426 people live here, 63rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,200 in 49653 (Lake Leelanau) and $1,720 in 49670 (Northport), with the 9 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 Leelanau somewhere between $1,347 and $1,647. 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.
$1,497 a month is affordable, by HUD's 30% rule, on an income of roughly $59,880 a year. Put another way, $29 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% ($1,347) | HAP at 100% ($1,497) | HAP at 110% ($1,647) |
|---|---|---|---|---|
| $2,500 | $750 | $597 | $747 | $897 |
| $4,000 | $1,200 | $147 | $297 | $447 |
Rate history
The two-bedroom rate went up 13% from FY 2025 ($1,328) to FY 2026 ($1,497). Since FY 2020 it's up 89% in total, about 11.2% 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 | $649 | $657 | $790 | $1,071 | $1,334 | — |
| FY 2021 | $669 | $709 | $873 | $1,185 | $1,512 | +10.5% |
| FY 2022 | $658 | $739 | $933 | $1,234 | $1,597 | +6.9% |
| FY 2023 | $731 | $822 | $1,057 | $1,336 | $1,800 | +13.3% |
| FY 2024 | $894 | $993 | $1,279 | $1,546 | $1,703 | +21.0% |
| FY 2025 | $930 | $1,183 | $1,328 | $1,600 | $1,761 | +3.8% |
| FY 2026 | $1,106 | $1,366 | $1,497 | $1,795 | $1,982 | +12.7% |
| FY 2027 | $1,308 | $1,316 | $1,500 | $1,787 | $1,971 | +0.2% |
Nearby counties
Grand Traverse County
$1,35720 mi · pop 95,315
Benzie County
$1,22426 mi · pop 18,058
Antrim County
$1,16228 mi · pop 23,662
Kalkaska County
$97332 mi · pop 17,934
Charlevoix County
$1,03941 mi · pop 26,174
Wexford County
$1,08442 mi · pop 33,766
Manistee County
$1,04845 mi · pop 25,058
Otsego County
$1,10057 mi · pop 25,221
Questions people ask
$1,497 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,106 for a studio, $1,366 for one bedroom, $1,795 for three and $1,982 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 Leelanau actually go for?
HUD's number is one input. Search any address in Leelanau for a rent estimate built from nearby comps. 3 free searches, no card.
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