HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sanilac County, Michigan (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Sanilac County is $973 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$973
FY 2026, utilities included
Payment standard range
$876 to $1,070
90% to 110% of FMR
Income to afford 2BR
$38,920
per year, at 30% of income
Rank in Michigan
81st of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sanilac moves to $1,014. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Sanilac actually rent for?
Search any address in Sanilac 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 | $671 | $604 to $738 | $26,840 | $12.90/hr | +4.8% |
| 1 bedroom | $742 | $668 to $816 | $29,680 | $14.27/hr | +4.4% |
| 2 bedroom | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +4.3% |
| 3 bedroom | $1,253 | $1,128 to $1,378 | $50,120 | $24.10/hr | +4.0% |
| 4 bedroom | $1,316 | $1,184 to $1,448 | $52,640 | $25.31/hr | +4.1% |
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 | $1,513 | $1,362 to $1,664 |
| 6 bedroom Estimate | $1,711 | $1,540 to $1,882 |
| 7 bedroom Estimate | $1,908 | $1,717 to $2,099 |
| 8 bedroom Estimate | $2,106 | $1,895 to $2,317 |
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 Sanilac, that runs from $671 for a studio up to $1,316 for four bedrooms, all five rates in the table above.
Because Sanilac 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, Applegate included.
Among Michigan's 83 counties, Sanilac ranks 81st for two-bedroom FMR. That's about 6% below the state median of $1,033 and about 4% below the national median county at $1,018. About 40,759 people live here, 40th 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 48427 (Deckerville) and $1,120 in 48465 (Palms), with the 17 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 |
|---|---|---|---|
| 48401 | Applegate | $1,040 | +6.9% |
| 48410 | Argyle | $1,070 | +10.0% |
| 48416 | Brown City | $1,060 | +8.9% |
| 48419 | Carsonville | $1,090 | +12.0% |
| 48422 | Croswell | $1,100 | +13.1% |
| 48426 | Decker | $1,000 | +2.8% |
| 48427 | Deckerville | $970 | -0.3% |
| 48434 | Forestville | $1,090 | +12.0% |
| 48450 | Lexington | $970 | -0.3% |
| 48453 | Marlette | $1,060 | +8.9% |
| 48454 | Melvin | $970 | -0.3% |
| 48456 | Minden City | $1,030 | +5.9% |
| 48465 | Palms | $1,120 | +15.1% |
| 48466 | Peck | $970 | -0.3% |
| 48469 | Port Sanilac | $1,020 | +4.8% |
| 48471 | Sandusky | $970 | -0.3% |
| 48472 | Snover | $1,090 | +12.0% |
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 Sanilac somewhere between $876 and $1,070. 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.
$973 a month is affordable, by HUD's 30% rule, on an income of roughly $38,920 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% ($876) | HAP at 100% ($973) | HAP at 110% ($1,070) |
|---|---|---|---|---|
| $2,500 | $750 | $126 | $223 | $320 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($933) to FY 2026 ($973). Since FY 2020 it's up 36% in total, about 5.3% 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 | $535 | $541 | $713 | $911 | $1,098 | — |
| FY 2021 | $553 | $557 | $734 | $942 | $1,119 | +2.9% |
| FY 2022 | $559 | $575 | $757 | $985 | $1,116 | +3.1% |
| FY 2023 | $582 | $628 | $826 | $1,080 | $1,152 | +9.1% |
| FY 2024 | $615 | $689 | $905 | $1,184 | $1,236 | +9.6% |
| FY 2025 | $640 | $711 | $933 | $1,205 | $1,264 | +3.1% |
| FY 2026 | $671 | $742 | $973 | $1,253 | $1,316 | +4.3% |
| FY 2027 | $723 | $775 | $1,014 | $1,290 | $1,333 | +4.2% |
Nearby counties
Huron County
$97332 mi · pop 31,461
Lapeer County
$1,41133 mi · pop 88,687
Tuscola County
$97333 mi · pop 53,218
St. Clair County
$1,41136 mi · pop 160,257
Genesee County
$1,03355 mi · pop 405,280
Macomb County
$1,41157 mi · pop 878,453
Bay County
$1,03062 mi · pop 103,752
Oakland County
$1,41163 mi · pop 1,272,264
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $671 for a studio, $742 for one bedroom, $1,253 for three and $1,316 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 Sanilac actually go for?
HUD's number is one input. Search any address in Sanilac for a rent estimate built from nearby comps. 3 free searches, no card.
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