Section 8 Rent Limits in Michigan for FY2027: Fair Market Rent for Every County
There is no single Section 8 rent limit for Michigan. HUD publishes one Fair Market Rent per county, 83 of them for FY2027, and the 2-bedroom figure stretches from $1,014 (Alcona County) to $1,804 (Washtenaw County). The median county is $1,085. Your housing authority's payment standard, the number that actually caps your lease, is set between 90% and 110% of the figure for your county.
Compared with FY2026, the 2-bedroom figure rose in 76 counties and fell in 7. The largest increase was Branch County ($973 to $1,093, +12.3%); the steepest cut was Berrien County ($1,184 to $1,152, -2.7%). One metro in Michigan is on HUD's mandatory Small Area FMR list (Detroit-Warren-Livonia, MI), where the limit is set ZIP code by ZIP code instead of by county; the county figure there is only an average.
Reading the table. These are HUD Fair Market Rents, the basis for payment standards, not the standards themselves. Each housing authority picks a point between 90% and 110% of the FMR for each bedroom size and publishes it as its payment standard. The voucher then pays the standard (or the actual gross rent, if lower) minus about 30% of your adjusted income. Utilities you pay yourself count against the ceiling through a utility allowance.
FY2027 Fair Market Rents by Metro Area in Michigan
HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|---|
| Ann Arbor, MI | $1,458 | $1,503 | $1,804 | $2,164 | $2,371 | +8.9% |
| Barry County, MI | $1,034 | $1,041 | $1,362 | $1,704 | $2,061 | +2.1% |
| Battle Creek, MI | $863 | $1,032 | $1,233 | $1,469 | $1,653 | +4.8% |
| Bay City, MI | $830 | $835 | $1,055 | $1,429 | $1,537 | +2.4% |
| Benzie County, MI | $937 | $943 | $1,234 | $1,635 | $1,874 | +0.8% |
| Cass County, MI | $869 | $974 | $1,095 | $1,393 | $1,830 | +10.3% |
| Detroit-Warren-Livonia, MI (ZIP-level) | $1,047 | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
| Flint, MI | $792 | $939 | $1,133 | $1,391 | $1,613 | +9.7% |
| Grand Rapids-Wyoming, MI | $1,306 | $1,365 | $1,630 | $2,113 | $2,417 | +6.5% |
| Grand Traverse County, MI | $1,181 | $1,188 | $1,436 | $1,883 | $1,928 | +5.8% |
| Holland-Grand Haven, MI | $1,077 | $1,357 | $1,546 | $1,947 | $2,306 | +1.8% |
| Ionia County, MI | $862 | $946 | $1,238 | $1,579 | $1,930 | +2.4% |
| Jackson, MI | $896 | $984 | $1,201 | $1,576 | $1,578 | +3.1% |
| Kalamazoo-Portage, MI | $885 | $1,013 | $1,158 | $1,545 | $1,637 | -0.3% |
| Kalkaska County, MI | $813 | $818 | $1,014 | $1,404 | $1,426 | +4.2% |
| Lansing-East Lansing, MI | $1,036 | $1,054 | $1,323 | $1,685 | $1,739 | +4.3% |
| Leelanau County, MI | $1,308 | $1,316 | $1,500 | $1,787 | $1,971 | +0.2% |
| Livingston County, MI | $1,168 | $1,291 | $1,477 | $2,045 | $2,366 | +1.4% |
| Midland, MI | $920 | $936 | $1,205 | $1,498 | $1,790 | +1.0% |
| Monroe, MI | $908 | $997 | $1,304 | $1,595 | $2,153 | -1.7% |
| Montcalm County, MI | $822 | $1,001 | $1,181 | $1,450 | $1,560 | -1.8% |
| Muskegon-Norton Shores, MI | $937 | $982 | $1,285 | $1,534 | $1,689 | +4.0% |
| Niles, MI | $802 | $887 | $1,152 | $1,512 | $1,514 | -2.7% |
| Saginaw, MI | $795 | $893 | $1,141 | $1,466 | $1,500 | +2.1% |
FY2027 Fair Market Rents for Every County in Michigan
All 83 counties, alphabetical. Studio figures are in the metro table above.
| County | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|
| Alcona County | $822 | $1,014 | $1,363 | $1,426 | +4.2% |
| Alger County | $813 | $1,064 | $1,268 | $1,496 | -0.7% |
| Allegan County | $991 | $1,296 | $1,586 | $1,862 | +2.3% |
| Alpena County | $775 | $1,014 | $1,247 | $1,695 | +4.2% |
| Antrim County | $965 | $1,159 | $1,381 | $1,711 | -0.3% |
| Arenac County | $790 | $1,014 | $1,351 | $1,695 | +4.2% |
| Baraga County | $775 | $1,014 | $1,208 | $1,333 | +4.2% |
| Barry County | $1,041 | $1,362 | $1,704 | $2,061 | +2.1% |
| Bay County | $835 | $1,055 | $1,429 | $1,537 | +2.4% |
| Benzie County | $943 | $1,234 | $1,635 | $1,874 | +0.8% |
| Berrien County | $887 | $1,152 | $1,512 | $1,514 | -2.7% |
| Branch County | $984 | $1,093 | $1,479 | $1,503 | +12.3% |
| Calhoun County | $1,032 | $1,233 | $1,469 | $1,653 | +4.8% |
| Cass County | $974 | $1,095 | $1,393 | $1,830 | +10.3% |
| Charlevoix County | $855 | $1,119 | $1,549 | $1,619 | +7.7% |
| Cheboygan County | $844 | $1,104 | $1,315 | $1,490 | +4.7% |
| Chippewa County | $863 | $1,042 | $1,242 | $1,369 | -2.3% |
| Clare County | $797 | $1,042 | $1,242 | $1,464 | +5.7% |
| Clinton County | $1,054 | $1,323 | $1,685 | $1,739 | +4.3% |
| Crawford County | $867 | $1,097 | $1,307 | $1,542 | +5.7% |
| Delta County | $775 | $1,014 | $1,347 | $1,688 | +4.2% |
| Dickinson County | $879 | $1,014 | $1,258 | $1,469 | +4.2% |
| Eaton County | $1,054 | $1,323 | $1,685 | $1,739 | +4.3% |
| Emmet County | $1,021 | $1,336 | $1,592 | $1,756 | +8.2% |
| Genesee County | $939 | $1,133 | $1,391 | $1,613 | +9.7% |
| Gladwin County | $775 | $1,014 | $1,404 | $1,568 | +4.2% |
| Gogebic County | $816 | $1,014 | $1,404 | $1,495 | +4.2% |
| Grand Traverse County | $1,188 | $1,436 | $1,883 | $1,928 | +5.8% |
| Gratiot County | $778 | $1,018 | $1,344 | $1,454 | +4.6% |
| Hillsdale County | $781 | $1,022 | $1,274 | $1,343 | +2.0% |
| Houghton County | $806 | $1,033 | $1,430 | $1,727 | +6.2% |
| Huron County | $855 | $1,014 | $1,293 | $1,333 | +4.2% |
| Ingham County | $1,054 | $1,323 | $1,685 | $1,739 | +4.3% |
| Ionia County | $946 | $1,238 | $1,579 | $1,930 | +2.4% |
| Iosco County | $916 | $1,014 | $1,404 | $1,695 | +4.2% |
| Iron County | $865 | $1,132 | $1,349 | $1,488 | +6.0% |
| Isabella County | $888 | $1,059 | $1,385 | $1,428 | +4.5% |
| Jackson County | $984 | $1,201 | $1,576 | $1,578 | +3.1% |
| Kalamazoo County | $1,013 | $1,158 | $1,545 | $1,637 | -0.3% |
| Kalkaska County | $818 | $1,014 | $1,404 | $1,426 | +4.2% |
| Kent County | $1,365 | $1,630 | $2,113 | $2,417 | +6.5% |
| Keweenaw County | $775 | $1,014 | $1,283 | $1,426 | +4.2% |
| Lake County | $817 | $1,069 | $1,418 | $1,775 | +7.5% |
| Lapeer County | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
| Leelanau County | $1,316 | $1,500 | $1,787 | $1,971 | +0.2% |
| Lenawee County | $913 | $1,195 | $1,504 | $1,571 | +2.5% |
| Livingston County | $1,291 | $1,477 | $2,045 | $2,366 | +1.4% |
| Luce County | $775 | $1,014 | $1,208 | $1,403 | +2.6% |
| Mackinac County | $808 | $1,057 | $1,287 | $1,486 | +3.3% |
| Macomb County | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
| Manistee County | $822 | $1,067 | $1,360 | $1,402 | +1.8% |
| Marquette County | $1,012 | $1,199 | $1,429 | $1,696 | +5.5% |
| Mason County | $859 | $1,085 | $1,430 | $1,437 | +5.8% |
| Mecosta County | $863 | $1,063 | $1,323 | $1,644 | +5.2% |
| Menominee County | $817 | $1,014 | $1,404 | $1,426 | +4.2% |
| Midland County | $936 | $1,205 | $1,498 | $1,790 | +1.0% |
| Missaukee County | $863 | $1,014 | $1,273 | $1,333 | +4.2% |
| Monroe County | $997 | $1,304 | $1,595 | $2,153 | -1.7% |
| Montcalm County | $1,001 | $1,181 | $1,450 | $1,560 | -1.8% |
| Montmorency County | $931 | $1,014 | $1,404 | $1,426 | +4.2% |
| Muskegon County | $982 | $1,285 | $1,534 | $1,689 | +4.0% |
| Newaygo County | $786 | $1,028 | $1,423 | $1,445 | +5.3% |
| Oakland County | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
| Oceana County | $775 | $1,014 | $1,217 | $1,595 | +4.2% |
| Ogemaw County | $841 | $1,033 | $1,231 | $1,358 | +4.4% |
| Ontonagon County | $931 | $1,014 | $1,208 | $1,469 | +4.2% |
| Osceola County | $801 | $1,048 | $1,249 | $1,377 | +6.6% |
| Oscoda County | $775 | $1,014 | $1,283 | $1,426 | +4.2% |
| Otsego County | $944 | $1,192 | $1,511 | $1,676 | +8.4% |
| Ottawa County | $1,357 | $1,546 | $1,947 | $2,306 | +1.8% |
| Presque Isle County | $775 | $1,014 | $1,208 | $1,600 | +4.2% |
| Roscommon County | $775 | $1,014 | $1,232 | $1,695 | +4.2% |
| Saginaw County | $893 | $1,141 | $1,466 | $1,500 | +2.1% |
| Sanilac County | $775 | $1,014 | $1,290 | $1,333 | +4.2% |
| Schoolcraft County | $881 | $1,014 | $1,317 | $1,426 | +4.2% |
| Shiawassee County | $829 | $1,085 | $1,457 | $1,644 | +1.8% |
| St. Clair County | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
| St. Joseph County | $800 | $1,046 | $1,382 | $1,461 | +2.6% |
| Tuscola County | $839 | $1,014 | $1,340 | $1,535 | +4.2% |
| Van Buren County | $795 | $1,040 | $1,370 | $1,425 | +2.4% |
| Washtenaw County | $1,503 | $1,804 | $2,164 | $2,371 | +8.9% |
| Wayne County | $1,167 | $1,459 | $1,777 | $1,929 | +3.4% |
| Wexford County | $878 | $1,149 | $1,412 | $1,707 | +6.0% |
Where the Limit Moved Most From FY2026 to FY2027
Biggest increases (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Branch County | $973 | $1,093 | +12.3% |
| Cass County | $993 | $1,095 | +10.3% |
| Genesee County | $1,033 | $1,133 | +9.7% |
| Washtenaw County | $1,656 | $1,804 | +8.9% |
| Otsego County | $1,100 | $1,192 | +8.4% |
Biggest cuts (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Berrien County | $1,184 | $1,152 | -2.7% |
| Chippewa County | $1,066 | $1,042 | -2.3% |
| Montcalm County | $1,203 | $1,181 | -1.8% |
| Monroe County | $1,326 | $1,304 | -1.7% |
| Alger County | $1,072 | $1,064 | -0.7% |
Two rules soften these swings: HUD will not let an FMR fall more than 10% in a year, and a housing authority can hold its payment standard anywhere up to 110% of the new figure. A cut shows up first in new leases and rent-increase requests, not in a lease already signed.
Where a Voucher Beats the Market in Michigan
Comparing HUD's 2-bedroom limit to Zillow's observed rent in the same ZIP code shows where a voucher actually stretches. No Michigan metro with enough data has a positive median: Detroit-Warren-Dearborn comes closest, with the typical ZIP's limit -6.8% against market rent and 36% of its ZIPs above the going rent; Grand Rapids-Kentwood is the hardest at -13.1%. "Median premium" is the typical ZIP's rent limit minus market rent, as a percent of market rent.
| Metro | ZIPs with data | Median premium | ZIPs above market |
|---|---|---|---|
| Detroit-Warren-Dearborn, MI | 142 | -6.8% | 36% |
| Grand Rapids-Kentwood, MI | 27 | -13.1% | 30% |
Even where the median is negative, the ZIPs above market are where voucher tenants and landlords match fastest. The national ranking is in our voucher-vs-market analysis.
The Largest Housing Authorities in Michigan
The largest voucher programs in Michigan, by vouchers administered. Each publishes its own payment standard table, usually a one-page PDF under its Housing Choice Voucher section:
- Michigan State Housing Development Authority (MSHDA) (Lansing), about 32,000 vouchers, (517) 241-0809, michigan.gov
- Detroit Housing Commission (DHC) (Detroit), about 6,600 vouchers, (313) 877-8000, dhcmi.org (waitlist reported closed, details)
- Grand Rapids Housing Commission (Grand Rapids), about 3,800 vouchers, (616) 235-2600
- Ann Arbor Housing Commission (Ann Arbor), about 2,300 vouchers, (734) 794-6721
- Lansing Housing Commission (Lansing), about 2,300 vouchers, (517) 487-6550
- Plymouth Housing Commission (Plymouth), about 2,100 vouchers, (734) 455-3670
- Saginaw Housing Commission (Saginaw), about 1,300 vouchers, (989) 755-8183
- Pontiac Housing Commission (Pontiac), about 1,300 vouchers, (248) 338-4551, pontiachousingmi.com (waitlist reported closed, details)
Can a Landlord Refuse a Voucher in Michigan?
No. Michigan protects source of income statewide (Michigan Public Act 195 of 2024 (effective April 2, 2025)), so refusing an applicant because they pay with a voucher is illegal anywhere in the state.
Frequently Asked Questions
How much does Section 8 pay in Michigan? It depends on the county. HUD's FY2027 2-bedroom Fair Market Rent runs from $1,014 in Alcona County to $1,804 in Washtenaw County, with a median county of $1,085. Your housing authority's payment standard is 90% to 110% of the figure for your county, and the voucher pays that standard minus about 30% of your adjusted income.
Which Michigan county has the highest Section 8 rent limit? Washtenaw County, at $1,804 for a 2-bedroom ($2,164 for a 3-bedroom) in FY2027. The lowest is Alcona County at $1,014.
Did Section 8 rent limits go up in Michigan for FY2027? Mostly yes: the 2-bedroom figure rose in 76 counties, fell in 7, and held in 0. The biggest increase was Branch County (+12.3%). The biggest cut was Berrien County (-2.7%).
Can a landlord refuse Section 8 in Michigan? No. Michigan protects source of income statewide (Michigan Public Act 195 of 2024 (effective April 2, 2025)), so refusing an applicant because they pay with a voucher is illegal anywhere in the state.
Where is my housing authority's actual payment standard? On the authority's website, usually a one-page PDF updated each fall, or by calling its Housing Choice Voucher office. The largest Michigan authorities are listed above with phone numbers.
See also our Michigan Section 8 overview; ZIP-level payment standards for Detroit; metro guides for Grand Rapids; the national 2-bedroom table for the 40 largest metros; HUD's FY2027 FMR dataset.
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Holding a voucher in Michigan? Browse voucher-friendly listings by ZIP code and bedroom size.
Michigan landlord? List your property free. The table above is what a voucher tenant's authority can pay.
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