HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Tuscola County, Michigan (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Tuscola County is $1,014 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,014
+4.2% from FY 2026
Payment standard
$913–$1,115
90% to 110% of the FMR, two-bedroom
Income to afford
$40,560
a year, with rent at 30% of income
Rank in Michigan
83rd 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 | $706 | $635–$777 | $28,240 | $13.58/hr | +5.2% |
| 1 bedroom | $839 | $755–$923 | $33,560 | $16.13/hr | +6.7% |
| 2 bedroom | $1,014 | $913–$1,115 | $40,560 | $19.50/hr | +4.2% |
| 3 bedroom | $1,340 | $1,206–$1,474 | $53,600 | $25.77/hr | +4.0% |
| 4 bedroom | $1,535 | $1,382–$1,689 | $61,400 | $29.52/hr | +8.1% |
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 | $1,765 | $1,589–$1,942 |
| 6 bedroom Estimate | $1,996 | $1,796–$2,196 |
| 7 bedroom Estimate | $2,226 | $2,003–$2,449 |
| 8 bedroom Estimate | $2,456 | $2,210–$2,702 |
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 Tuscola actually rent for?
Search any address in Tuscola 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 Tuscola somewhere between $913 and $1,115. 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.
$1,014 a month is affordable, by HUD's 30% rule, on an income of roughly $40,560 a year. Put another way, $20 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%$913 | Voucher pays at 100%$1,014 | Voucher pays at 110%$1,115 |
|---|---|---|---|---|
| $2,500 | $750 | $163 | $264 | $365 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2026 ($973) to FY 2027 ($1,014). Since FY 2020 it's up 42% in total, about 5.2% 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 | $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 2026 | $671 | $786 | $973 | $1,288 | $1,420 | +4.3% |
| FY 2027In effect | $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 2027 that's October 1, 2026 through September 30, 2027. In Tuscola, that runs from $706 for a studio up to $1,535 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 7% below the state median of $1,085 and about 5% below the national median county at $1,063. About 52,980 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 $1,010 in 48723 (Caro) and $1,230 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 | $1,230 | +21.3% |
| 48701 | Akron | $1,050 | +3.6% |
| 48723 | Caro | $1,010 | -0.4% |
| 48726 | Cass City | $1,010 | -0.4% |
| 48729 | Deford | $1,040 | +2.6% |
| 48733 | Fairgrove | $1,120 | +10.5% |
| 48735 | Gagetown | $1,010 | -0.4% |
| 48741 | Kingston | $1,090 | +7.5% |
| 48744 | Mayville | $1,080 | +6.5% |
| 48746 | Millington | $1,110 | +9.5% |
| 48757 | Reese | $1,100 | +8.5% |
| 48758 | Richville | $1,014County rate | — |
| 48767 | Unionville | $1,180 | +16.4% |
| 48768 | Vassar | $1,010 | -0.4% |
Nearby counties
Two-bedroom FMR, with how each compares to Tuscola.
Lapeer County
27 mi · 88,837 people
$1,459
+44%
Saginaw County
30 mi · 188,665 people
$1,141
+13%
Bay County
31 mi · 103,008 people
$1,055
+4%
Huron County
32 mi · 31,113 people
$1,014
same rate
Sanilac County
33 mi · 40,462 people
$1,014
same rate
Genesee County
34 mi · 403,305 people
$1,133
+12%
Arenac County
46 mi · 15,077 people
$1,014
same rate
Midland County
47 mi · 83,757 people
$1,205
+19%
Questions people ask
$1,014 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $706 for a studio, $839 for one bedroom, $1,340 for three and $1,535 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. Free to start, no card.
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