HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Livingston County, Michigan (FY 2026)
$1,457 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Livingston County, and it's the baseline every voucher in Livingston is measured against.
2 bedroom FMR
$1,457
FY 2026, utilities included
Payment standard range
$1,311 to $1,603
90% to 110% of FMR
Income to afford 2BR
$58,280
per year, at 30% of income
Rank in Michigan
5th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Livingston moves to $1,477. That's up 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Livingston actually rent for?
Search any address in Livingston 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 | $1,005 | $905 to $1,106 | $40,200 | $19.33/hr | +3.8% |
| 1 bedroom | $1,264 | $1,138 to $1,390 | $50,560 | $24.31/hr | +3.9% |
| 2 bedroom | $1,457 | $1,311 to $1,603 | $58,280 | $28.02/hr | +3.3% |
| 3 bedroom | $2,026 | $1,823 to $2,229 | $81,040 | $38.96/hr | +2.7% |
| 4 bedroom | $2,285 | $2,057 to $2,514 | $91,400 | $43.94/hr | +3.3% |
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 | $2,628 | $2,365 to $2,891 |
| 6 bedroom Estimate | $2,971 | $2,674 to $3,268 |
| 7 bedroom Estimate | $3,313 | $2,982 to $3,644 |
| 8 bedroom Estimate | $3,656 | $3,290 to $4,022 |
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 Livingston, that runs from $1,005 for a studio up to $2,285 for four bedrooms, all five rates in the table above.
Livingston is its own HUD metro area (Livingston County, MI), so the rate here is set from rents inside the county rather than a wider region.
Among Michigan's 83 counties, Livingston ranks 5th for two-bedroom FMR. That's about 41% above the state median of $1,033 and about 43% above the national median county at $1,018. About 194,302 people live here, 10th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,270 in 48836 (Fowlerville) and $1,710 in 48816 (Cohoctah), 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 |
|---|---|---|---|
| 48114 | Brighton | $1,600 | +9.8% |
| 48116 | Brighton | $1,390 | -4.6% |
| 48137 | Gregory | $1,620 | +11.2% |
| 48139 | Hamburg | $1,440 | -1.2% |
| 48143 | Lakeland | $1,600 | +9.8% |
| 48169 | Pinckney | $1,600 | +9.8% |
| 48353 | Hartland | $1,490 | +2.3% |
| 48816 | Cohoctah | $1,710 | +17.4% |
| 48836 | Fowlerville | $1,270 | -12.8% |
| 48843 | Howell | $1,520 | +4.3% |
| 48844 | Howell | $1,460 | +0.2% |
| 48855 | Howell | $1,710 | +17.4% |
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 Livingston somewhere between $1,311 and $1,603. 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.
$1,457 a month is affordable, by HUD's 30% rule, on an income of roughly $58,280 a year. Put another way, $28 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% ($1,311) | HAP at 100% ($1,457) | HAP at 110% ($1,603) |
|---|---|---|---|---|
| $2,500 | $750 | $561 | $707 | $853 |
| $4,000 | $1,200 | $111 | $257 | $403 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($1,411) to FY 2026 ($1,457). Since FY 2020 it's up 45% in total, about 6.4% 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 | $657 | $801 | $1,007 | $1,370 | $1,596 | — |
| FY 2021 | $757 | $881 | $1,080 | $1,453 | $1,621 | +7.2% |
| FY 2022 | $747 | $938 | $1,125 | $1,504 | $1,664 | +4.2% |
| FY 2023 | $843 | $1,069 | $1,261 | $1,708 | $1,888 | +12.1% |
| FY 2024 | $920 | $1,155 | $1,358 | $1,864 | $2,069 | +7.7% |
| FY 2025 | $968 | $1,216 | $1,411 | $1,972 | $2,212 | +3.9% |
| FY 2026 | $1,005 | $1,264 | $1,457 | $2,026 | $2,285 | +3.3% |
| FY 2027 | $1,168 | $1,291 | $1,477 | $2,045 | $2,366 | +1.4% |
Nearby counties
Washtenaw County
$1,65623 mi · pop 370,231
Shiawassee County
$1,06627 mi · pop 68,124
Oakland County
$1,41129 mi · pop 1,272,264
Genesee County
$1,03331 mi · pop 405,280
Ingham County
$1,26831 mi · pop 282,540
Jackson County
$1,16536 mi · pop 160,637
Wayne County
$1,41140 mi · pop 1,781,641
Clinton County
$1,26845 mi · pop 79,249
Questions people ask
$1,457 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,005 for a studio, $1,264 for one bedroom, $2,026 for three and $2,285 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 Livingston actually go for?
HUD's number is one input. Search any address in Livingston for a rent estimate built from nearby comps. 3 free searches, no card.
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