Section 8 in Niles, MI: Rent Limits and Housing Authorities
Niles, MI metro area. FY2027 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
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 Niles 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 Niles
HUD's two-bedroom Fair Market Rent for the Niles, MI metro 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 Niles? 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.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Niles
4 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Benton Harbor Housing Commission
Benton Harbor , MI · MI010 · 205 HCV units
2699273546 - Status unknown
Benton Township Housing Commission
Benton Harbor , MI · MI032 · 75 HCV units
2699273541 - Status unknown
Saint Joseph Housing Commission
Saint Joseph , MI · MI046 · 0 HCV units
2699832814 - Status unknown
Niles Housing Commission
Niles , MI · MI076 · 0 HCV units
2696832783
Can a landlord refuse Section 8 in Niles, MI?
Michigan has source-of-income protections for covered housing in Niles, MI. Coverage, property exemptions and current court decisions matter; a voucher refusal may be unlawful. Check the source and coverage notes below or ask the civil-rights agency or legal aid about the property.
MCL 554.601c (2024 PA 178) and Elliott-Larsen Civil Rights Act, MCL 37.2502 (2024 PA 180)
Landlords with five or more units may not deny or advertise against tenants because they use a Housing Choice Voucher or HUD-VASH. File with the Michigan Department of Civil Rights or sue in circuit court. Coverage exceptions: Does not apply to a landlord, counting related entities, with fewer than five rental units in the state.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Niles metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Niles?
- In the Niles, MI metro, the FY2027 two-bedroom Fair Market Rent is $1,152 per month. For illustration, 90% to 110% of that benchmark is roughly $1,037 to $1,267. This is not an adopted payment standard or subsidy quote. ZIP schedules, approved exceptions and Moving to Work rules may differ. Gross rent includes the applicable allowance for tenant-paid utilities.
- What are the FY2027 Fair Market Rents in Niles?
- HUD's FY2027 Fair Market Rents for the Niles, MI metro, by bedroom size: studio $802, 1-bedroom $887, 2-bedroom $1,152, 3-bedroom $1,512, 4-bedroom $1,514. These are HUD benchmarks, not household subsidy amounts. Confirm whether your agency uses ZIP-based standards and which schedule applies to your unit.
- Did Section 8 rent limits change in Niles for FY2027?
- The two-bedroom Fair Market Rent for the Niles, MI metro went from $1,184 in FY2026 to $1,152 in FY2027, a decrease of $32 a month. FY2027 Fair Market Rents took effect on October 1, 2026. HUD's effective date does not automatically change a household's assistance. Ask your administering agency which adopted schedule and effective date apply to a new lease, move or reexamination.
- How do I apply for Section 8 in Niles?
- Section 8 in Niles is administered by Benton Harbor Housing Commission, Benton Township Housing Commission, Saint Joseph Housing Commission and other local housing authorities. Each agency has its own application process, waiting lists and preferences. You may apply to more than one agency when eligible lists are open; a listing inquiry is not a voucher application. If you already have a voucher, confirm the receiving agency and any portability requirements for the proposed address.
Find Section 8 apartments in Niles
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.
Other Section 8 markets in MI
Rent limits from HUD FY2027 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.