HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Wayne County, Michigan (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Wayne County is $1,411 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,411
+2.4% from FY 2025
Payment standard
$1,270–$1,552
90% to 110% of the FMR, two-bedroom
Income to afford
$56,440
a year, with rent at 30% of income
Rank in Michigan
10th of 83
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Wayne moves to $1,459. That's up 3%. 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 | $1,009 | $908–$1,110 | $40,360 | $19.40/hr | +1.8% |
| 1 bedroom | $1,122 | $1,010–$1,234 | $44,880 | $21.58/hr | +2.9% |
| 2 bedroom | $1,411 | $1,270–$1,552 | $56,440 | $27.13/hr | +2.4% |
| 3 bedroom | $1,724 | $1,552–$1,896 | $68,960 | $33.15/hr | +2.1% |
| 4 bedroom | $1,868 | $1,681–$2,055 | $74,720 | $35.92/hr | +2.2% |
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 | $2,148 | $1,933–$2,363 |
| 6 bedroom Estimate | $2,428 | $2,185–$2,671 |
| 7 bedroom Estimate | $2,709 | $2,438–$2,980 |
| 8 bedroom Estimate | $2,989 | $2,690–$3,288 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
Two-bedrooms in Detroit are asking $1,263. HUD says $1,411.
That's 10% below the county FMR. Median asking rent across 19 Detroit ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
No card needed
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 Wayne somewhere between $1,270 and $1,552. 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.
$1,411 a month is affordable, by HUD's 30% rule, on an income of roughly $56,440 a year. Put another way, $27 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%$1,270 | Voucher pays at 100%$1,411 | Voucher pays at 110%$1,552 |
|---|---|---|---|---|
| $2,500 | $750 | $520 | $661 | $802 |
| $4,000 | $1,200 | $70 | $211 | $352 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,378) to FY 2026 ($1,411). Since FY 2020 it's up 44% in total, about 6.3% 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 | $639 | $764 | $977 | $1,266 | $1,376 | — |
| FY 2021 | $697 | $821 | $1,049 | $1,344 | $1,458 | +7.4% |
| FY 2022 | $733 | $848 | $1,084 | $1,371 | $1,473 | +3.3% |
| FY 2023 | $845 | $952 | $1,213 | $1,511 | $1,629 | +11.9% |
| FY 2024 | $920 | $1,019 | $1,291 | $1,595 | $1,719 | +6.4% |
| FY 2025 | $991 | $1,090 | $1,378 | $1,688 | $1,827 | +6.7% |
| FY 2026In effect | $1,009 | $1,122 | $1,411 | $1,724 | $1,868 | +2.4% |
| FY 2027From Oct 1, 2026 | $1,047 | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
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 Wayne, that runs from $1,009 for a studio up to $1,868 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Wayne in with 4 other counties in the Detroit-Warren-Livonia metro, Oakland County, Macomb County, St. Clair County among them, and every one of them gets $1,411 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Michigan's 83 counties, Wayne ranks 10th for two-bedroom FMR. That's about 37% above the state median of $1,033 and about 39% above the national median county at $1,018. About 1,781,641 people live here, 1st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,060 in 48209 (Detroit) and $2,120 in 48226 (Detroit), with the 79 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 |
|---|---|---|---|
| 48101 | Allen Park | $1,400 | -0.8% |
| 48111 | Belleville | $1,470 | +4.2% |
| 48112 | Belleville | $1,340 | -5.0% |
| 48120 | Dearborn | $1,800 | +27.6% |
| 48121 | Dearborn | $1,340 | -5.0% |
| 48122 | Melvindale | $1,400 | -0.8% |
| 48123 | Dearborn | $1,340 | -5.0% |
| 48124 | Dearborn | $1,550 | +9.9% |
| 48125 | Dearborn Heights | $1,570 | +11.3% |
| 48126 | Dearborn | $1,380 | -2.2% |
| 48127 | Dearborn Heights | $1,470 | +4.2% |
| 48128 | Dearborn | $2,030 | +43.9% |
| 48134 | Flat Rock | $1,380 | -2.2% |
| 48135 | Garden City | $1,270 | -10.0% |
| 48136 | Garden City | $1,340 | -5.0% |
| 48138 | Grosse Ile | $1,670 | +18.4% |
| 48141 | Inkster | $1,410 | -0.1% |
| 48146 | Lincoln Park | $1,190 | -15.7% |
| 48150 | Livonia | $1,600 | +13.4% |
| 48151 | Livonia | $1,340 | -5.0% |
| 48152 | Livonia | $1,600 | +13.4% |
| 48153 | Livonia | $1,340 | -5.0% |
| 48154 | Livonia | $1,490 | +5.6% |
| 48164 | New Boston | $1,880 | +33.2% |
| 48167 | Northville | $1,860 | +31.8% |
| 48168 | Northville | $1,620 | +14.8% |
| 48170 | Plymouth | $1,460 | +3.5% |
| 48173 | Rockwood | $1,340 | -5.0% |
| 48174 | Romulus | $1,340 | -5.0% |
| 48180 | Taylor | $1,210 | -14.2% |
| 48183 | Trenton | $1,220 | -13.5% |
| 48184 | Wayne | $1,140 | -19.2% |
| 48185 | Westland | $1,420 | +0.6% |
| 48186 | Westland | $1,340 | -5.0% |
| 48187 | Canton | $1,720 | +21.9% |
| 48188 | Canton | $1,880 | +33.2% |
| 48192 | Wyandotte | $1,170 | -17.1% |
| 48193 | Riverview | $1,270 | -10.0% |
| 48195 | Southgate | $1,330 | -5.7% |
| 48201 | Detroit | $1,250 | -11.4% |
Counties sharing the Detroit-Warren-Livonia metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,411 two-bedroom figure as Wayne.
Nearby counties
Two-bedroom FMR, with how each compares to Wayne.
Oakland County
21 mi · 1,272,264 people
$1,411
same rate
Macomb County
24 mi · 878,453 people
$1,411
same rate
Washtenaw County
30 mi · 370,231 people
$1,656
+17%
Monroe County
33 mi · 154,823 people
$1,326
-6%
Livingston County
40 mi · 194,302 people
$1,457
+3%
St. Clair County
49 mi · 160,257 people
$1,411
same rate
Lenawee County
53 mi · 99,263 people
$1,166
-17%
Lapeer County
54 mi · 88,687 people
$1,411
same rate
Questions people ask
$1,411 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,009 for a studio, $1,122 for one bedroom, $1,724 for three and $1,868 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 Wayne actually go for?
HUD's number is one input. Search any address in Wayne for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.