Section 8 in Berrien County, MI
280 active Housing Choice Vouchers in Berrien County, 74% utilized. 4 housing authorities serve this county. Voucher data as of 2026.
HUD Fair Market Rents in Berrien County (FY2027)
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $802 | $722 to $882 |
| 1-bedroom | $887 | $798 to $976 |
| 2-bedroom | $1,152 | $1,037 to $1,267 |
| 3-bedroom | $1,512 | $1,361 to $1,663 |
| 4-bedroom | $1,514 | $1,363 to $1,665 |
The two-bedroom HUD benchmark for Berrien County is $1,152. Multiplying by 90% and 110% gives $1,037 to $1,267, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Berrien County
HUD's two-bedroom Fair Market Rent for Berrien County, MI fell from $1,184 in FY2026 to $1,152 in FY2027, a change of -$32 a month (-2.7%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $816 | $802 | -$14 (-1.7%) |
| 1-bedroom | $902 | $887 | -$15 (-1.7%) |
| 2-bedroom | $1,184 | $1,152 | -$32 (-2.7%) |
| 3-bedroom | $1,556 | $1,512 | -$44 (-2.8%) |
| 4-bedroom | $1,568 | $1,514 | -$54 (-3.4%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Berrien County? Under standard HCV rules, a lower payment standard does not cut your subsidy right away. Moving to Work agencies may use different policies. The housing authority may keep your current payment standard for as long as you stay in the same unit. If it decides to lower it, the reduction cannot start sooner than two years after the decrease takes effect, and only after it sends you the required notice (24 CFR 982.505(c)(3)). Families who are new to the program, or who move to a different unit, get the schedule in effect at that time.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Section 8 income limits in Berrien County (FY2026)
To qualify for a Housing Choice Voucher, a household's gross annual income generally has to be at or below the very low income limit for its size. In Berrien County that is $46,100 a year for a family of four, about $3,840 a month before taxes. HUD's area median family income here is $92,200.
| Household size | Extremely low | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $19,400 | $32,300 | $51,650 |
| 2 people | $22,150 | $36,900 | $59,000 |
| 3 people | $27,320 | $41,500 | $66,400 |
| 4 people | $33,000 | $46,100 | $73,750 |
| 5 people | $38,680 | $49,800 | $79,650 |
| 6 people | $44,360 | $53,500 | $85,550 |
| 7 people | $50,040 | $57,200 | $91,450 |
| 8 people | $55,720 | $60,900 | $97,350 |
Which column applies to you. The middle column is the eligibility line for most applicants (24 CFR 982.201). The low income column only applies in special cases, such as families already receiving federal housing assistance. Federal rules generally require at least 75% of admissions from the waiting list each year to be extremely low income families. This does not predict selection or waiting time. For a family of four here, that threshold is $33,000 or less.
Income is counted before taxes and covers the whole household. The housing authority verifies it when your name is reached on the waiting list, so what counts is your income at that point. Being under the income limit is only one part of eligibility and does not guarantee admission.
Compare your household income with Section 8 limits and see how monthly income becomes an annual estimate.
Source: HUD FY2026 Section 8 Income Limits for the Niles, MI MSA, huduser.gov.
Can a landlord refuse Section 8 in Berrien County?
No. Michigan law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in Berrien County. If you were turned away for having a voucher, that refusal may be illegal.
Michigan Public Act 195 of 2024 (effective April 2, 2025)
Michigan Public Act 195 of 2024 added source-of-income protection to state law, effective April 2 2025. BUT the state law only applies to landlords with 5 or more rental units — small landlords (1-4 units) remain exempt at the state level. Local ordinances may cover the small-landlord gap; Detroit and Southfield both do.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Berrien County in the Niles metro
Berrien County is one of the counties inside the Niles, MI core-based statistical area. The metro-level view aggregates voucher activity across every housing authority in the CBSA.
See Niles metro rent limits and PHA breakdown →Landlord and investor tools for Berrien County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Berrien County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Michigan ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in MichiganExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in MichiganMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
Housing authorities serving Berrien County
Each PHA sets its own payment standard, runs its own waitlist, and does its own inspections. Confirm the administering agency on your voucher and whether it can serve the proposed address; a ZIP code alone does not settle jurisdiction or portability.
Benton Harbor Housing Commission
Benton Harbor · PHA code MI010
205 Section 8 unitsBenton Township Housing Commission
Benton Harbor · PHA code MI032
75 Section 8 unitsSaint Joseph Housing Commission
Saint Joseph · PHA code MI046
107 units totalNiles Housing Commission
Niles · PHA code MI076
179 units total
Frequently asked questions
- What is the income limit for Section 8 in Berrien County?
- For FY2026, the very low income screening threshold in Berrien County, MI is $32,300 for one person, $36,900 for two, $41,500 for three and $46,100 for a family of four. Limits vary by household size. The agency also checks other eligibility requirements and any applicable exceptions.
- What counts as extremely low income in Berrien County?
- HUD's FY2026 extremely low income limit in Berrien County is $19,400 for one person and $33,000 for a family of four. Housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to families at or below this level.
- How much does Section 8 pay for a 2-bedroom in Berrien County?
- The FY2027 two-bedroom Fair Market Rent in Berrien County is $1,152 per month. For illustration, 90% to 110% of the benchmark is roughly $1,037 to $1,267. This is not a household rent limit. ZIP-based schedules, approved exceptions and Moving to Work rules may differ; ask your agency for its adopted standard and the unit's utility allowance.
- Who runs Section 8 in Berrien County?
- Housing Choice Vouchers in Berrien County are administered by Benton Harbor Housing Commission, Benton Township Housing Commission, Saint Joseph Housing Commission and other local housing authorities. Each authority keeps its own waiting lists and eligibility preferences. Check each official application notice; applying to one agency does not apply to the others.
Find Section 8 apartments in Berrien County
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Nearby Michigan counties
Voucher counts aggregated from HUD PHA jurisdiction data. Population 153,938 · FIPS 26021.