HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Oakland County, Michigan (FY 2027)
A two-bedroom in Oakland County carries a FY 2027 Fair Market Rent of $1,459 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Oakland keys off that figure.
Two-bedroom FMR
$1,459
+3.4% from FY 2026
Payment standard
$1,313–$1,605
90% to 110% of the FMR, two-bedroom
Income to afford
$58,360
a year, with rent at 30% of income
Rank in Michigan
8th of 83
by two-bedroom FMR, highest first
FY 2027 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 2026 |
|---|---|---|---|---|---|
| Studio | $1,047 | $942–$1,152 | $41,880 | $20.13/hr | +3.8% |
| 1 bedroom | $1,167 | $1,050–$1,284 | $46,680 | $22.44/hr | +4.0% |
| 2 bedroom | $1,459 | $1,313–$1,605 | $58,360 | $28.06/hr | +3.4% |
| 3 bedroom | $1,777 | $1,599–$1,955 | $71,080 | $34.17/hr | +3.1% |
| 4 bedroom | $1,929 | $1,736–$2,122 | $77,160 | $37.10/hr | +3.3% |
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 | $2,218 | $1,996–$2,440 |
| 6 bedroom Estimate | $2,508 | $2,257–$2,759 |
| 7 bedroom Estimate | $2,797 | $2,517–$3,077 |
| 8 bedroom Estimate | $3,086 | $2,777–$3,395 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Oakland actually rent for?
Search any address in Oakland for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Oakland somewhere between $1,313 and $1,605. 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.
$1,459 a month is affordable, by HUD's 30% rule, on an income of roughly $58,360 a year. Put another way, $28 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%$1,313 | Voucher pays at 100%$1,459 | Voucher pays at 110%$1,605 |
|---|---|---|---|---|
| $2,500 | $750 | $563 | $709 | $855 |
| $4,000 | $1,200 | $113 | $259 | $405 |
Rate history
The two-bedroom rate went up 3% from FY 2026 ($1,411) to FY 2027 ($1,459). Since FY 2020 it's up 49% in total, about 5.9% a year. The Michigan median moved up 5% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $639 | $764 | $977 | $1,266 | $1,376 | — |
| FY 2021 | $697 | $821 | $1,049 | $1,344 | $1,458 | +7.4% |
| FY 2022 | $733 | $848 | $1,084 | $1,371 | $1,473 | +3.3% |
| FY 2023 | $845 | $952 | $1,213 | $1,511 | $1,629 | +11.9% |
| FY 2024 | $920 | $1,019 | $1,291 | $1,595 | $1,719 | +6.4% |
| FY 2025 | $991 | $1,090 | $1,378 | $1,688 | $1,827 | +6.7% |
| FY 2026 | $1,009 | $1,122 | $1,411 | $1,724 | $1,868 | +2.4% |
| FY 2027In effect | $1,047 | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
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 2027 that's October 1, 2026 through September 30, 2027. In Oakland, that runs from $1,047 for a studio up to $1,929 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Oakland in with 4 other counties in the Detroit-Warren-Livonia metro, Wayne County, Macomb County, St. Clair County among them, and every one of them gets $1,459 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Michigan's 83 counties, Oakland ranks 8th for two-bedroom FMR. That's about 34% above the state median of $1,085 and about 37% above the national median county at $1,063. About 1,279,825 people live here, 2nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,100 in 48356 (Highland) and $2,190 in 48009 (Birmingham), with the 84 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 |
|---|---|---|---|
| 48007 | Troy | $1,459County rate | — |
| 48009 | Birmingham | $2,190 | +50.1% |
| 48012 | Birmingham | $1,630 | +11.7% |
| 48017 | Clawson | $1,510 | +3.5% |
| 48025 | Franklin | $2,190 | +50.1% |
| 48030 | Hazel Park | $1,570 | +7.6% |
| 48033 | Southfield | $1,580 | +8.3% |
| 48034 | Southfield | $1,570 | +7.6% |
| 48037 | Southfield | $1,630 | +11.7% |
| 48067 | Royal Oak | $1,810 | +24.1% |
| 48068 | Royal Oak | $1,630 | +11.7% |
| 48069 | Pleasant Ridge | $2,120 | +45.3% |
| 48070 | Huntington Woods | $2,190 | +50.1% |
| 48071 | Madison Heights | $1,430 | -2.0% |
| 48072 | Berkley | $1,760 | +20.6% |
| 48073 | Royal Oak | $1,710 | +17.2% |
| 48075 | Southfield | $1,570 | +7.6% |
| 48076 | Southfield | $1,760 | +20.6% |
| 48083 | Troy | $1,810 | +24.1% |
| 48084 | Troy | $2,100 | +43.9% |
| 48085 | Troy | $2,190 | +50.1% |
| 48086 | Southfield | $1,459County rate | — |
| 48098 | Troy | $2,000 | +37.1% |
| 48099 | Troy | $1,630 | +11.7% |
| 48165 | New Hudson | $1,870 | +28.2% |
| 48178 | South Lyon | $1,520 | +4.2% |
| 48220 | Ferndale | $1,630 | +11.7% |
| 48237 | Oak Park | $1,720 | +17.9% |
| 48301 | Bloomfield Hills | $2,190 | +50.1% |
| 48302 | Bloomfield Hills | $2,190 | +50.1% |
| 48303 | Bloomfield Hills | $1,630 | +11.7% |
| 48304 | Bloomfield Hills | $1,850 | +26.8% |
| 48306 | Rochester | $1,690 | +15.8% |
| 48307 | Rochester | $1,880 | +28.9% |
| 48308 | Rochester | $1,630 | +11.7% |
| 48309 | Rochester | $1,880 | +28.9% |
| 48320 | Keego Harbor | $1,460 | +0.1% |
| 48321 | Auburn Hills | $1,630 | +11.7% |
| 48322 | West Bloomfield | $2,190 | +50.1% |
| 48323 | West Bloomfield | $2,040 | +39.8% |
Counties sharing the Detroit-Warren-Livonia metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,459 two-bedroom figure as Oakland.
Nearby counties
Two-bedroom FMR, with how each compares to Oakland.
Macomb County
19 mi · 879,853 people
$1,459
same rate
Wayne County
21 mi · 1,772,259 people
$1,459
same rate
Livingston County
29 mi · 195,833 people
$1,477
+1%
Washtenaw County
33 mi · 369,822 people
$1,804
+24%
Genesee County
34 mi · 403,305 people
$1,133
-22%
Lapeer County
34 mi · 88,837 people
$1,459
same rate
St. Clair County
40 mi · 160,221 people
$1,459
same rate
Shiawassee County
47 mi · 67,991 people
$1,085
-26%
Questions people ask
$1,459 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,047 for a studio, $1,167 for one bedroom, $1,777 for three and $1,929 for four.
Tools for this county
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
What does a rental in Oakland actually go for?
HUD's number is one input. Search any address in Oakland for a rent estimate built from nearby comps. Free to start, no card.
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