HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Luce County, Michigan (FY 2026)
A two-bedroom in Luce County carries a FY 2026 Fair Market Rent of $988 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Luce keys off that figure.
2 bedroom FMR
$988
FY 2026, utilities included
Payment standard range
$889 to $1,087
90% to 110% of FMR
Income to afford 2BR
$39,520
per year, at 30% of income
Rank in Michigan
54th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Luce moves to $1,014. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Luce actually rent for?
Search any address in Luce 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 | $699 | $629 to $769 | $27,960 | $13.44/hr | +6.9% |
| 1 bedroom | $753 | $678 to $828 | $30,120 | $14.48/hr | +5.9% |
| 2 bedroom | $988 | $889 to $1,087 | $39,520 | $19.00/hr | +5.9% |
| 3 bedroom | $1,185 | $1,067 to $1,304 | $47,400 | $22.79/hr | +5.4% |
| 4 bedroom | $1,353 | $1,218 to $1,488 | $54,120 | $26.02/hr | +6.1% |
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 | $1,556 | $1,400 to $1,712 |
| 6 bedroom Estimate | $1,759 | $1,583 to $1,935 |
| 7 bedroom Estimate | $1,962 | $1,766 to $2,158 |
| 8 bedroom Estimate | $2,165 | $1,949 to $2,382 |
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 Luce, that runs from $699 for a studio up to $1,353 for four bedrooms, all five rates in the table above.
Because Luce 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, Mc Millan included.
Among Michigan's 83 counties, Luce ranks 54th for two-bedroom FMR. That's about 4% below the state median of $1,033 and about 3% below the national median county at $1,018. About 5,442 people live here, 82nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 49853 (Mc Millan) and $1,000 in 49868 (Newberry), with the 2 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 Luce somewhere between $889 and $1,087. 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.
$988 a month is affordable, by HUD's 30% rule, on an income of roughly $39,520 a year. Put another way, $19 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% ($889) | HAP at 100% ($988) | HAP at 110% ($1,087) |
|---|---|---|---|---|
| $2,500 | $750 | $139 | $238 | $337 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($933) to FY 2026 ($988). Since FY 2020 it's up 39% in total, about 5.6% 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 | $495 | $626 | $713 | $976 | $997 | — |
| FY 2021 | $503 | $619 | $734 | $996 | $1,013 | +2.9% |
| FY 2022 | $525 | $600 | $759 | $979 | $1,029 | +3.4% |
| FY 2023 | $593 | $651 | $857 | $1,043 | $1,151 | +12.9% |
| FY 2024 | $666 | $725 | $952 | $1,151 | $1,280 | +11.1% |
| FY 2025 | $654 | $711 | $933 | $1,124 | $1,275 | -2.0% |
| FY 2026 | $699 | $753 | $988 | $1,185 | $1,353 | +5.9% |
| FY 2027 | $723 | $775 | $1,014 | $1,208 | $1,403 | +2.6% |
Nearby counties
Schoolcraft County
$97329 mi · pop 8,062
Mackinac County
$1,02335 mi · pop 10,843
Chippewa County
$1,06654 mi · pop 36,670
Alger County
$1,07255 mi · pop 8,866
Emmet County
$1,23565 mi · pop 34,072
Delta County
$97373 mi · pop 36,839
Charlevoix County
$1,03974 mi · pop 26,174
Cheboygan County
$1,05477 mi · pop 25,709
Questions people ask
$988 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $699 for a studio, $753 for one bedroom, $1,185 for three and $1,353 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 Luce actually go for?
HUD's number is one input. Search any address in Luce for a rent estimate built from nearby comps. 3 free searches, no card.
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