HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Tuscola County, Michigan (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Tuscola County is $973 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$973
+4.3% from FY 2025
Payment standard
$876–$1,070
90% to 110% of the FMR, two-bedroom
Income to afford
$38,920
a year, with rent at 30% of income
Rank in Michigan
83rd of 83
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Tuscola moves to $1,014. That's up 4%. 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 | $671 | $604–$738 | $26,840 | $12.90/hr | +4.8% |
| 1 bedroom | $786 | $707–$865 | $31,440 | $15.12/hr | +4.2% |
| 2 bedroom | $973 | $876–$1,070 | $38,920 | $18.71/hr | +4.3% |
| 3 bedroom | $1,288 | $1,159–$1,417 | $51,520 | $24.77/hr | +2.2% |
| 4 bedroom | $1,420 | $1,278–$1,562 | $56,800 | $27.31/hr | +0.8% |
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 | $1,633 | $1,470–$1,796 |
| 6 bedroom Estimate | $1,846 | $1,661–$2,031 |
| 7 bedroom Estimate | $2,059 | $1,853–$2,265 |
| 8 bedroom Estimate | $2,272 | $2,045–$2,499 |
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 Tuscola actually rent for?
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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 Tuscola 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 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%$876 | Voucher pays at 100%$973 | Voucher pays 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.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $465 | $582 | $713 | $960 | $1,040 | — |
| FY 2021 | $484 | $600 | $734 | $1,001 | $1,065 | +2.9% |
| FY 2022 | $524 | $626 | $757 | $1,050 | $1,108 | +3.1% |
| FY 2023 | $571 | $689 | $826 | $1,151 | $1,256 | +9.1% |
| FY 2024 | $613 | $746 | $905 | $1,250 | $1,369 | +9.6% |
| FY 2025 | $640 | $754 | $933 | $1,260 | $1,409 | +3.1% |
| FY 2026In effect | $671 | $786 | $973 | $1,288 | $1,420 | +4.3% |
| FY 2027From Oct 1, 2026 | $706 | $839 | $1,014 | $1,340 | $1,535 | +4.2% |
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 Tuscola, that runs from $671 for a studio up to $1,420 for four bedrooms, all five rates in the table above.
Because Tuscola 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, Fostoria included.
Among Michigan's 83 counties, Tuscola ranks 83rd 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 53,218 people live here, 34th 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 48723 (Caro) and $1,300 in 48435 (Fostoria), with the 13 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 |
|---|---|---|---|
| 48435 | Fostoria | $1,300 | +33.6% |
| 48701 | Akron | $1,000 | +2.8% |
| 48723 | Caro | $970 | -0.3% |
| 48726 | Cass City | $970 | -0.3% |
| 48729 | Deford | $980 | +0.7% |
| 48733 | Fairgrove | $1,060 | +8.9% |
| 48735 | Gagetown | $1,060 | +8.9% |
| 48741 | Kingston | $1,020 | +4.8% |
| 48744 | Mayville | $1,070 | +10.0% |
| 48746 | Millington | $1,040 | +6.9% |
| 48757 | Reese | $1,030 | +5.9% |
| 48758 | Richville | $973County rate | — |
| 48767 | Unionville | $1,130 | +16.1% |
| 48768 | Vassar | $970 | -0.3% |
Nearby counties
Two-bedroom FMR, with how each compares to Tuscola.
Lapeer County
27 mi · 88,687 people
$1,411
+45%
Saginaw County
30 mi · 189,821 people
$1,117
+15%
Bay County
31 mi · 103,752 people
$1,030
+6%
Huron County
32 mi · 31,461 people
$973
same rate
Sanilac County
33 mi · 40,759 people
$973
same rate
Genesee County
34 mi · 405,280 people
$1,033
+6%
Arenac County
46 mi · 15,031 people
$973
same rate
Midland County
47 mi · 83,503 people
$1,193
+23%
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, $786 for one bedroom, $1,288 for three and $1,420 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 Tuscola actually go for?
HUD's number is one input. Search any address in Tuscola for a rent estimate built from nearby comps. 3 free searches, no card.
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