HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Shiawassee County, Michigan (FY 2027)
A two-bedroom in Shiawassee County carries a FY 2027 Fair Market Rent of $1,085 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Shiawassee keys off that figure.
Two-bedroom FMR
$1,085
+1.8% from FY 2026
Payment standard
$977–$1,194
90% to 110% of the FMR, two-bedroom
Income to afford
$43,400
a year, with rent at 30% of income
Rank in Michigan
42nd 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 | $798 | $718–$878 | $31,920 | $15.35/hr | +1.4% |
| 1 bedroom | $829 | $746–$912 | $33,160 | $15.94/hr | +2.1% |
| 2 bedroom | $1,085 | $977–$1,194 | $43,400 | $20.87/hr | +1.8% |
| 3 bedroom | $1,457 | $1,311–$1,603 | $58,280 | $28.02/hr | +2.0% |
| 4 bedroom | $1,644 | $1,480–$1,808 | $65,760 | $31.62/hr | +4.6% |
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 | $1,891 | $1,702–$2,080 |
| 6 bedroom Estimate | $2,137 | $1,923–$2,351 |
| 7 bedroom Estimate | $2,384 | $2,146–$2,622 |
| 8 bedroom Estimate | $2,630 | $2,367–$2,893 |
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 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.
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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 Shiawassee somewhere between $977 and $1,194. 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.
$1,085 a month is affordable, by HUD's 30% rule, on an income of roughly $43,400 a year. Put another way, $21 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%$977 | Voucher pays at 100%$1,085 | Voucher pays at 110%$1,194 |
|---|---|---|---|---|
| $2,500 | $750 | $227 | $335 | $444 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 2% from FY 2026 ($1,066) to FY 2027 ($1,085). Since FY 2020 it's up 52% in total, about 6.2% 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 | $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 2027In effect | $798 | $829 | $1,085 | $1,457 | $1,644 | +1.8% |
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 Shiawassee, that runs from $798 for a studio up to $1,644 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 42nd for two-bedroom FMR. That's within a couple percent of the state median of $1,085 and about 2% above the national median county at $1,063. About 67,991 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 $1,010 in 48429 (Durand) and $1,640 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 | $1,060 | -2.3% |
| 48418 | Byron | $1,640 | +51.2% |
| 48429 | Durand | $1,010 | -6.9% |
| 48460 | New Lothrop | $1,010 | -6.9% |
| 48476 | Vernon | $1,010 | -6.9% |
| 48817 | Corunna | $1,150 | +6.0% |
| 48841 | Henderson | $1,150 | +6.0% |
| 48848 | Laingsburg | $1,150 | +6.0% |
| 48857 | Morrice | $1,260 | +16.1% |
| 48867 | Owosso | $1,040 | -4.1% |
| 48872 | Perry | $1,320 | +21.7% |
| 48882 | Shaftsburg | $1,090 | +0.5% |
Nearby counties
Two-bedroom FMR, with how each compares to Shiawassee.
Genesee County
22 mi · 403,305 people
$1,133
+4%
Clinton County
23 mi · 79,626 people
$1,323
+22%
Ingham County
25 mi · 283,913 people
$1,323
+22%
Livingston County
27 mi · 195,833 people
$1,477
+36%
Saginaw County
30 mi · 188,665 people
$1,141
+5%
Gratiot County
36 mi · 41,385 people
$1,018
-6%
Eaton County
41 mi · 109,130 people
$1,323
+22%
Lapeer County
46 mi · 88,837 people
$1,459
+34%
Questions people ask
$1,085 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $798 for a studio, $829 for one bedroom, $1,457 for three and $1,644 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 Shiawassee actually go for?
HUD's number is one input. Search any address in Shiawassee for a rent estimate built from nearby comps. Free to start, no card.
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