HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Shiawassee County, Michigan (FY 2026)
A two-bedroom in Shiawassee County carries a FY 2026 Fair Market Rent of $1,066 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Shiawassee keys off that figure.
2 bedroom FMR
$1,066
FY 2026, utilities included
Payment standard range
$959 to $1,173
90% to 110% of FMR
Income to afford 2BR
$42,640
per year, at 30% of income
Rank in Michigan
37th of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Shiawassee moves to $1,085. That's up 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Shiawassee actually rent for?
Search any address in Shiawassee 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 | $787 | $708 to $866 | $31,480 | $15.13/hr | +10.2% |
| 1 bedroom | $812 | $731 to $893 | $32,480 | $15.62/hr | +12.9% |
| 2 bedroom | $1,066 | $959 to $1,173 | $42,640 | $20.50/hr | +13.0% |
| 3 bedroom | $1,428 | $1,285 to $1,571 | $57,120 | $27.46/hr | +13.0% |
| 4 bedroom | $1,571 | $1,414 to $1,728 | $62,840 | $30.21/hr | +14.4% |
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 | $1,807 | $1,626 to $1,988 |
| 6 bedroom Estimate | $2,042 | $1,838 to $2,246 |
| 7 bedroom Estimate | $2,278 | $2,050 to $2,506 |
| 8 bedroom Estimate | $2,514 | $2,263 to $2,765 |
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 Shiawassee, that runs from $787 for a studio up to $1,571 for four bedrooms, all five rates in the table above.
Because Shiawassee 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, Bancroft included.
Among Michigan's 83 counties, Shiawassee ranks 37th for two-bedroom FMR. That's about 3% above the state median of $1,033 and about 5% above the national median county at $1,018. About 68,124 people live here, 27th 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 48429 (Durand) and $1,520 in 48418 (Byron), with the 12 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 |
|---|---|---|---|
| 48414 | Bancroft | $1,050 | -1.5% |
| 48418 | Byron | $1,520 | +42.6% |
| 48429 | Durand | $970 | -9.0% |
| 48460 | New Lothrop | $970 | -9.0% |
| 48476 | Vernon | $970 | -9.0% |
| 48817 | Corunna | $1,170 | +9.8% |
| 48841 | Henderson | $1,120 | +5.1% |
| 48848 | Laingsburg | $1,040 | -2.4% |
| 48857 | Morrice | $1,250 | +17.3% |
| 48867 | Owosso | $1,030 | -3.4% |
| 48872 | Perry | $1,270 | +19.1% |
| 48882 | Shaftsburg | $1,070 | +0.4% |
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 Shiawassee somewhere between $959 and $1,173. 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.
$1,066 a month is affordable, by HUD's 30% rule, on an income of roughly $42,640 a year. Put another way, $21 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% ($959) | HAP at 100% ($1,066) | HAP at 110% ($1,173) |
|---|---|---|---|---|
| $2,500 | $750 | $209 | $316 | $423 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 13% from FY 2025 ($943) to FY 2026 ($1,066). Since FY 2020 it's up 50% in total, about 6.9% 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 | $538 | $541 | $713 | $970 | $1,027 | — |
| FY 2021 | $574 | $578 | $762 | $1,025 | $1,104 | +6.9% |
| FY 2022 | $581 | $585 | $770 | $1,026 | $1,105 | +1.0% |
| FY 2023 | $648 | $652 | $858 | $1,162 | $1,212 | +11.4% |
| FY 2024 | $684 | $689 | $905 | $1,221 | $1,278 | +5.5% |
| FY 2025 | $714 | $719 | $943 | $1,264 | $1,373 | +4.2% |
| FY 2026 | $787 | $812 | $1,066 | $1,428 | $1,571 | +13.0% |
| FY 2027 | $798 | $829 | $1,085 | $1,457 | $1,644 | +1.8% |
Nearby counties
Genesee County
$1,03322 mi · pop 405,280
Clinton County
$1,26823 mi · pop 79,249
Ingham County
$1,26825 mi · pop 282,540
Livingston County
$1,45727 mi · pop 194,302
Saginaw County
$1,11730 mi · pop 189,821
Gratiot County
$97336 mi · pop 41,534
Eaton County
$1,26841 mi · pop 109,072
Lapeer County
$1,41146 mi · pop 88,687
Questions people ask
$1,066 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $787 for a studio, $812 for one bedroom, $1,428 for three and $1,571 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 Shiawassee actually go for?
HUD's number is one input. Search any address in Shiawassee for a rent estimate built from nearby comps. 3 free searches, no card.
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