HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Wexford County, Michigan (FY 2026)
$1,084 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Wexford County, and it's the baseline every voucher in Wexford is measured against.
2 bedroom FMR
$1,084
FY 2026, utilities included
Payment standard range
$976 to $1,192
90% to 110% of FMR
Income to afford 2BR
$43,360
per year, at 30% of income
Rank in Michigan
33rd of 83
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Wexford moves to $1,149. That's up 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Wexford actually rent for?
Search any address in Wexford 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 | $821 | $739 to $903 | $32,840 | $15.79/hr | +11.1% |
| 1 bedroom | $826 | $743 to $909 | $33,040 | $15.88/hr | +11.0% |
| 2 bedroom | $1,084 | $976 to $1,192 | $43,360 | $20.85/hr | +11.1% |
| 3 bedroom | $1,368 | $1,231 to $1,505 | $54,720 | $26.31/hr | +7.5% |
| 4 bedroom | $1,585 | $1,427 to $1,744 | $63,400 | $30.48/hr | +12.7% |
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 | $1,823 | $1,641 to $2,005 |
| 6 bedroom Estimate | $2,061 | $1,855 to $2,267 |
| 7 bedroom Estimate | $2,298 | $2,068 to $2,528 |
| 8 bedroom Estimate | $2,536 | $2,282 to $2,790 |
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 Wexford, that runs from $821 for a studio up to $1,585 for four bedrooms, all five rates in the table above.
Because Wexford 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, Cadillac included.
Among Michigan's 83 counties, Wexford ranks 33rd for two-bedroom FMR. That's about 5% above the state median of $1,033 and about 6% above the national median county at $1,018. About 33,766 people live here, 46th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,050 in 49601 (Cadillac) and $1,260 in 49668 (Mesick), with the 6 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.
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 Wexford somewhere between $976 and $1,192. 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.
$1,084 a month is affordable, by HUD's 30% rule, on an income of roughly $43,360 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% ($976) | HAP at 100% ($1,084) | HAP at 110% ($1,192) |
|---|---|---|---|---|
| $2,500 | $750 | $226 | $334 | $442 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 11% from FY 2025 ($976) to FY 2026 ($1,084). Since FY 2020 it's up 48% in total, about 6.8% 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 | $509 | $556 | $732 | $912 | $992 | — |
| FY 2021 | $528 | $584 | $770 | $962 | $1,078 | +5.2% |
| FY 2022 | $547 | $608 | $791 | $1,007 | $1,173 | +2.7% |
| FY 2023 | $589 | $663 | $852 | $1,101 | $1,290 | +7.7% |
| FY 2024 | $678 | $738 | $970 | $1,265 | $1,467 | +13.8% |
| FY 2025 | $739 | $744 | $976 | $1,272 | $1,406 | +0.6% |
| FY 2026 | $821 | $826 | $1,084 | $1,368 | $1,585 | +11.1% |
| FY 2027 | $800 | $878 | $1,149 | $1,412 | $1,707 | +6.0% |
Nearby counties
Grand Traverse County
$1,35725 mi · pop 95,315
Manistee County
$1,04826 mi · pop 25,058
Missaukee County
$97327 mi · pop 15,089
Benzie County
$1,22429 mi · pop 18,058
Lake County
$99430 mi · pop 12,285
Osceola County
$98331 mi · pop 23,022
Kalkaska County
$97332 mi · pop 17,934
Mason County
$1,02641 mi · pop 29,178
Questions people ask
$1,084 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $821 for a studio, $826 for one bedroom, $1,368 for three and $1,585 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 Wexford actually go for?
HUD's number is one input. Search any address in Wexford for a rent estimate built from nearby comps. 3 free searches, no card.
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