Bay County, MI: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0552-bedroom FMR, FY2027

$8351-bedroom FMR, FY2027

$71,90080% income limit, family of 4 (FY2026)

$89,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Bay County is $1,055 a month, up 2.4% from $1,030 in FY2026. Bay County belongs to the Bay City, MI MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Bay County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$830	$809	+2.6%	$747 – $913
1 bedroom	$835	$814	+2.6%	$752 – $918
2 bedrooms	$1,055	$1,030	+2.4%	$950 – $1,160
3 bedrooms	$1,429	$1,399	+2.1%	$1,287 – $1,571
4 bedrooms	$1,537	$1,518	+1.3%	$1,384 – $1,690

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Bay County that is typically $950 to $1,160 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$35,715median income of renter households

$860Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

43%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $35,715 can afford about $893 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,055 is $162 (18.2%) more than that. To rent a two-bedroom at the FMR, a household needs $42,200 a year under the 30% rule, or $37,980 under the common landlord rule that income must be three times the rent.

Bay County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$860 ±$37
Median income of renter households	$35,715 ±$3,064
Renters paying 30% or more of income (cost-burdened)	42.9% ±4.1
Renters paying 50% or more (severely cost-burdened)	21.9% ±3.8
Renter households (where the share can be computed)	9,453

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$663	$860	+29.7%
Median renter household income	$28,399	$35,715	+25.8%
Renters paying 30%+ of income	44.6%	42.9%	−1.7 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,010 to $1,400 depending on the ZIP code.

All 18 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48604	$880	$990	$1,260	$1,620	$1,660
48611	$830	$830	$1,050	$1,420	$1,530
48613	$1,050	$1,060	$1,350	$1,840	$1,990
48623	$990	$1,090	$1,400	$1,800	$1,860
48631	$800	$800	$1,010	$1,380	$1,490
48634	$820	$840	$1,080	$1,380	$1,520
48642	$1,040	$1,060	$1,360	$1,700	$2,020
48650	$790	$800	$1,010	$1,380	$1,500
48652	$930	$940	$1,210	$1,630	$1,880
48658	$730	$790	$1,010	$1,360	$1,700
48659	$750	$840	$1,080	$1,440	$1,800
48706	$860	$860	$1,090	$1,480	$1,590
48707	$830	$840	$1,060	$1,440	$1,540
48708	$800	$800	$1,010	$1,380	$1,490
48710	$830	$840	$1,060	$1,440	$1,540
48732	$800	$810	$1,020	$1,380	$1,490
48747	$950	$960	$1,210	$1,640	$1,760
48757	$770	$900	$1,100	$1,440	$1,610

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Bay County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $89,900 (FY2025: $83,700, +7.4%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$18,900 +7.4%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$31,500 +7.5%	$36,000 +7.5%	$40,500 +7.4%	$44,950 +7.4%	$48,550 +7.4%	$52,150 +7.4%	$55,750 +7.4%	$59,350 +7.4%
Low income (80%)	$50,350 +7.4%	$57,550 +7.4%	$64,750 +7.4%	$71,900 +7.4%	$77,700 +7.4%	$83,450 +7.4%	$89,200 +7.4%	$94,950 +7.4%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.