How much does Section 8 pay for a 2-bedroom in ZIP 48438?

For ZIP 48438 in Genesee County, MI, the FY2027 two-bedroom Small Area Fair Market Rent is $1,560 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,405 to $1,715. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.

What are the FY2027 HUD rent benchmarks for ZIP 48438?

HUD's FY2027 Small Area Fair Market Rent for ZIP 48438, by bedroom size: studio $1,100, 1-bedroom $1,290, 2-bedroom $1,560, 3-bedroom $1,910, 4-bedroom $2,200. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.

Which housing authority covers ZIP 48438?

Agencies listed for Genesee County include Flint Housing Commission. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.

Section 8 Rent in ZIP 48438

FY2027 Small Area Fair Market Rent for ZIP 48438 in Genesee County, Michigan: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Michigan.

Studio

$1,100

1 BR

$1,290

2 BR

$1,560

3 BR

$1,910

4 BR

$2,200

What does the HUD rent benchmark measure in ZIP 48438?

HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $1,290 for a one-bedroom and $1,560 for a two-bedroom in ZIP 48438. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.

What changed from FY2026 to FY2027 in ZIP 48438

HUD's two-bedroom Small Area Fair Market Rent for ZIP 48438 rose from $1,440 in FY2026 to $1,560 in FY2027, a change of +$120 a month (+8.3%). FY2027 figures took effect on October 1, 2026.

Bedrooms	FY2026	FY2027	Change
Efficiency (studio)	$1,020	$1,100	+$80 (+7.8%)
1-bedroom	$1,190	$1,290	+$100 (+8.4%)
2-bedroom	$1,440	$1,560	+$120 (+8.3%)
3-bedroom	$1,770	$1,910	+$140 (+7.9%)
4-bedroom	$2,060	$2,200	+$140 (+6.8%)

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 ZIP 48438? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.

Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.

Source: HUD Small Area Fair Market Rents, FY2026 and FY2027, huduser.gov.

Illustration: 90% to 110% of the HUD benchmark (2 BR)

These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.

Low (90%)

$1,405

FMR (100%)

$1,560

High (110%)

$1,715

Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.

ZIP vs county FMR (2 BR)

ZIP 48438 at $1,560 is $427 higher than the Genesee County county-wide 2 BR FMR of $1,133. This is a comparison of HUD benchmarks. It does not establish the agency's adopted standard or the assistance available to a particular household.

Can a landlord refuse Section 8 in ZIP 48438?

No. Michigan law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in ZIP 48438. 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.

Housing authorities serving Genesee County

Flint Housing Commission
Flint · PHA code MI009
1,084 Section 8 units

These agencies are listed for the county. Confirm jurisdiction for the exact address and, if you already have a voucher, which agency will administer the proposed move.

Frequently asked questions

How much does Section 8 pay for a 2-bedroom in ZIP 48438?: For ZIP 48438 in Genesee County, MI, the FY2027 two-bedroom Small Area Fair Market Rent is $1,560 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,405 to $1,715. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
What are the FY2027 HUD rent benchmarks for ZIP 48438?: HUD's FY2027 Small Area Fair Market Rent for ZIP 48438, by bedroom size: studio $1,100, 1-bedroom $1,290, 2-bedroom $1,560, 3-bedroom $1,910, 4-bedroom $2,200. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
Which housing authority covers ZIP 48438?: Agencies listed for Genesee County include Flint Housing Commission. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.

Find Section 8 apartments in ZIP 48438

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.

Browse voucher-friendly listings in ZIP 48438 List your unit free

Genesee County overview All of Michigan

Landlord and investor tools for Genesee County

RentalCalcs

Free calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.

SAFMR data published by HUD for FY2027. ZIP 48438 maps to Genesee County, MI · FIPS 26049. Investors can run these numbers in the RentalCalcs voucher analyzer.