HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Oakland County, Michigan (FY 2026)
A two-bedroom in Oakland County carries a FY 2026 Fair Market Rent of $1,411 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Oakland keys off that figure.
Two-bedroom FMR
$1,411
+2.4% from FY 2025
Payment standard
$1,270–$1,552
90% to 110% of the FMR, two-bedroom
Income to afford
$56,440
a year, with rent at 30% of income
Rank in Michigan
8th of 83
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Oakland moves to $1,459. That's up 3%. 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 | $1,009 | $908–$1,110 | $40,360 | $19.40/hr | +1.8% |
| 1 bedroom | $1,122 | $1,010–$1,234 | $44,880 | $21.58/hr | +2.9% |
| 2 bedroom | $1,411 | $1,270–$1,552 | $56,440 | $27.13/hr | +2.4% |
| 3 bedroom | $1,724 | $1,552–$1,896 | $68,960 | $33.15/hr | +2.1% |
| 4 bedroom | $1,868 | $1,681–$2,055 | $74,720 | $35.92/hr | +2.2% |
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 | $2,148 | $1,933–$2,363 |
| 6 bedroom Estimate | $2,428 | $2,185–$2,671 |
| 7 bedroom Estimate | $2,709 | $2,438–$2,980 |
| 8 bedroom Estimate | $2,989 | $2,690–$3,288 |
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 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 $1,270 and $1,552. 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.
$1,411 a month is affordable, by HUD's 30% rule, on an income of roughly $56,440 a year. Put another way, $27 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%$1,270 | Voucher pays at 100%$1,411 | Voucher pays at 110%$1,552 |
|---|---|---|---|---|
| $2,500 | $750 | $520 | $661 | $802 |
| $4,000 | $1,200 | $70 | $211 | $352 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,378) to FY 2026 ($1,411). Since FY 2020 it's up 44% in total, about 6.3% 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 | $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 2026In effect | $1,009 | $1,122 | $1,411 | $1,724 | $1,868 | +2.4% |
| FY 2027From Oct 1, 2026 | $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 2026 that's October 1, 2025 through September 30, 2026. In Oakland, that runs from $1,009 for a studio up to $1,868 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 $1,411 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 37% above the state median of $1,033 and about 39% above the national median county at $1,018. About 1,272,264 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 $1,120 in 48341 (Pontiac) and $2,120 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 | $1,411County rate | — |
| 48009 | Birmingham | $2,120 | +50.2% |
| 48012 | Birmingham | $1,580 | +12.0% |
| 48017 | Clawson | $1,410 | -0.1% |
| 48025 | Franklin | $2,120 | +50.2% |
| 48030 | Hazel Park | $1,500 | +6.3% |
| 48033 | Southfield | $1,540 | +9.1% |
| 48034 | Southfield | $1,620 | +14.8% |
| 48037 | Southfield | $1,580 | +12.0% |
| 48067 | Royal Oak | $1,770 | +25.4% |
| 48068 | Royal Oak | $1,580 | +12.0% |
| 48069 | Pleasant Ridge | $2,120 | +50.2% |
| 48070 | Huntington Woods | $2,120 | +50.2% |
| 48071 | Madison Heights | $1,380 | -2.2% |
| 48072 | Berkley | $1,700 | +20.5% |
| 48073 | Royal Oak | $1,620 | +14.8% |
| 48075 | Southfield | $1,600 | +13.4% |
| 48076 | Southfield | $1,700 | +20.5% |
| 48083 | Troy | $1,750 | +24.0% |
| 48084 | Troy | $2,000 | +41.7% |
| 48085 | Troy | $2,120 | +50.2% |
| 48086 | Southfield | $1,411County rate | — |
| 48098 | Troy | $1,940 | +37.5% |
| 48099 | Troy | $1,580 | +12.0% |
| 48165 | New Hudson | $1,700 | +20.5% |
| 48178 | South Lyon | $1,450 | +2.8% |
| 48220 | Ferndale | $1,540 | +9.1% |
| 48237 | Oak Park | $1,660 | +17.6% |
| 48301 | Bloomfield Hills | $2,120 | +50.2% |
| 48302 | Bloomfield Hills | $2,060 | +46.0% |
| 48303 | Bloomfield Hills | $1,580 | +12.0% |
| 48304 | Bloomfield Hills | $1,880 | +33.2% |
| 48306 | Rochester | $1,670 | +18.4% |
| 48307 | Rochester | $1,810 | +28.3% |
| 48308 | Rochester | $1,580 | +12.0% |
| 48309 | Rochester | $1,810 | +28.3% |
| 48320 | Keego Harbor | $1,460 | +3.5% |
| 48321 | Auburn Hills | $1,580 | +12.0% |
| 48322 | West Bloomfield | $2,120 | +50.2% |
| 48323 | West Bloomfield | $1,970 | +39.6% |
Counties sharing the Detroit-Warren-Livonia metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,411 two-bedroom figure as Oakland.
Nearby counties
Two-bedroom FMR, with how each compares to Oakland.
Macomb County
19 mi · 878,453 people
$1,411
same rate
Wayne County
21 mi · 1,781,641 people
$1,411
same rate
Livingston County
29 mi · 194,302 people
$1,457
+3%
Washtenaw County
33 mi · 370,231 people
$1,656
+17%
Genesee County
34 mi · 405,280 people
$1,033
-27%
Lapeer County
34 mi · 88,687 people
$1,411
same rate
St. Clair County
40 mi · 160,257 people
$1,411
same rate
Shiawassee County
47 mi · 68,124 people
$1,066
-24%
Questions people ask
$1,411 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,009 for a studio, $1,122 for one bedroom, $1,724 for three and $1,868 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. 3 free searches, no card.
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