HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Mackinac County, Michigan (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Mackinac County is $1,023 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,023
FY 2026, utilities included
Payment standard range
$921 to $1,125
90% to 110% of FMR
Income to afford 2BR
$40,920
per year, at 30% of income
Rank in Michigan
45th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Mackinac moves to $1,057. 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 Mackinac actually rent for?
Search any address in Mackinac 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 | $775 | $698 to $853 | $31,000 | $14.90/hr | +9.6% |
| 1 bedroom | $780 | $702 to $858 | $31,200 | $15.00/hr | +9.7% |
| 2 bedroom | $1,023 | $921 to $1,125 | $40,920 | $19.67/hr | +9.6% |
| 3 bedroom | $1,227 | $1,104 to $1,350 | $49,080 | $23.60/hr | +9.2% |
| 4 bedroom | $1,451 | $1,306 to $1,596 | $58,040 | $27.90/hr | +9.3% |
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 | $1,669 | $1,502 to $1,836 |
| 6 bedroom Estimate | $1,886 | $1,697 to $2,075 |
| 7 bedroom Estimate | $2,104 | $1,894 to $2,314 |
| 8 bedroom Estimate | $2,322 | $2,090 to $2,554 |
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 Mackinac, that runs from $775 for a studio up to $1,451 for four bedrooms, all five rates in the table above.
Because Mackinac 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, Cedarville included.
Among Michigan's 83 counties, Mackinac ranks 45th for two-bedroom FMR. That's within a couple percent of the state median of $1,033 and within a couple percent of the national median county at $1,018. About 10,843 people live here, 74th 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 49745 (Hessel) and $1,480 in 49757 (Mackinac Island), with the 10 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 Mackinac somewhere between $921 and $1,125. 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.
$1,023 a month is affordable, by HUD's 30% rule, on an income of roughly $40,920 a year. Put another way, $20 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% ($921) | HAP at 100% ($1,023) | HAP at 110% ($1,125) |
|---|---|---|---|---|
| $2,500 | $750 | $171 | $273 | $375 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($933) to FY 2026 ($1,023). Since FY 2020 it's up 43% in total, about 6.2% 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 | $495 | $621 | $713 | $931 | $1,190 | — |
| FY 2021 | $503 | $644 | $734 | $953 | $1,255 | +2.9% |
| FY 2022 | $524 | $664 | $757 | $983 | $1,291 | +3.1% |
| FY 2023 | $571 | $731 | $826 | $1,032 | $1,277 | +9.1% |
| FY 2024 | $725 | $729 | $905 | $1,094 | $1,356 | +9.6% |
| FY 2025 | $707 | $711 | $933 | $1,124 | $1,328 | +3.1% |
| FY 2026 | $775 | $780 | $1,023 | $1,227 | $1,451 | +9.6% |
| FY 2027 | $803 | $808 | $1,057 | $1,287 | $1,486 | +3.3% |
Nearby counties
Chippewa County
$1,06630 mi · pop 36,670
Emmet County
$1,23535 mi · pop 34,072
Luce County
$98835 mi · pop 5,442
Cheboygan County
$1,05443 mi · pop 25,709
Charlevoix County
$1,03950 mi · pop 26,174
Schoolcraft County
$97354 mi · pop 8,062
Antrim County
$1,16272 mi · pop 23,662
Otsego County
$1,10072 mi · pop 25,221
Questions people ask
$1,023 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $775 for a studio, $780 for one bedroom, $1,227 for three and $1,451 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 Mackinac actually go for?
HUD's number is one input. Search any address in Mackinac for a rent estimate built from nearby comps. 3 free searches, no card.
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