How much will Section 8 pay for rent in Leelanau County?

Up to the housing authority's payment standard, which it sets between 90% and 110% of FMR. For a two-bedroom that's $1,347 to $1,647. The voucher covers the gap between that standard and about 30% of the tenant's income, and it never pays more than the unit would rent for without a voucher.

Why does my ZIP code show a different Fair Market Rent than Leelanau County?

HUD publishes a second set of numbers, Small Area FMRs, for individual ZIP codes. In Leelanau those run from $1,200 to $1,720 for a two-bedroom. Housing authorities in metros HUD has designated for Small Area FMRs use the ZIP rate. The rest use the county rate. Your PHA can tell you which one applies.

When do the next Fair Market Rents for Leelanau County come out?

HUD usually publishes the new fiscal year's rates in late August or September, and they take effect October 1. This page updates as soon as the new Michigan figures are loaded.

What is the FY 2027 Fair Market Rent for Leelanau County?

$1,500 for a two-bedroom, effective October 1, 2026. Studio $1,308, one bedroom $1,316, three $1,787, four $1,971.

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.

Two-bedroom FMR

$1,497

+12.7% from FY 2025

Payment standard

$1,347–$1,647

90% to 110% of the FMR, two-bedroom

Income to afford

$59,880

a year, with rent at 30% of income

Rank in Michigan

4th of 83

by two-bedroom FMR, highest first

FY 2027

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.

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	$1,106	$995–$1,217	$44,240	$21.27/hr	+18.9%
1 bedroom	$1,366	$1,229–$1,503	$54,640	$26.27/hr	+15.5%
2 bedroom	$1,497	$1,347–$1,647	$59,880	$28.79/hr	+12.7%
3 bedroom	$1,795	$1,616–$1,975	$71,800	$34.52/hr	+12.2%
4 bedroom	$1,982	$1,784–$2,180	$79,280	$38.12/hr	+12.5%

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	$2,279	$2,051–$2,507
6 bedroom Estimate	$2,577	$2,319–$2,835
7 bedroom Estimate	$2,874	$2,587–$3,161
8 bedroom Estimate	$3,171	$2,854–$3,488

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 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.

No card needed

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 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%$1,347	Voucher pays at 100%$1,497	Voucher pays at 110%$1,647
$2,500	$750	$597	$747	$897
$4,000	$1,200	$147	$297	$447

Run your own numbers in the Section 8 rent calculator

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.

Fiscal 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 2026In effect	$1,106	$1,366	$1,497	$1,795	$1,982	+12.7%
FY 2027From Oct 1, 2026	$1,308	$1,316	$1,500	$1,787	$1,971	+0.2%

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 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.

ZIP	City	2BR rate	vs county
49621	Cedar	$1,400	-6.5%
49630	Empire	$1,390	-7.1%
49636	Glen Arbor	$1,490	-0.5%
49653	Lake Leelanau	$1,200	-19.8%
49654	Leland	$1,530	+2.2%
49664	Maple City	$1,610	+7.5%
49670	Northport	$1,720	+14.9%
49674	Omena	$1,590	+6.2%
49682	Suttons Bay	$1,380	-7.8%

Nearby counties

Two-bedroom FMR, with how each compares to Leelanau.

Grand Traverse County

20 mi · 95,315 people

$1,357

-9%

Benzie County

26 mi · 18,058 people

$1,224

-18%

Antrim County

28 mi · 23,662 people

$1,162

-22%

Kalkaska County

32 mi · 17,934 people

$973

-35%

Charlevoix County

41 mi · 26,174 people

$1,039

-31%

Wexford County

42 mi · 33,766 people

$1,084

-28%

Manistee County

45 mi · 25,058 people

$1,048

-30%

Otsego County

57 mi · 25,221 people

$1,100

-27%

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

All Michigan counties All states

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