Benzie 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).

$1,2342-bedroom FMR, FY2027

$9431-bedroom FMR, FY2027

$76,40080% income limit, family of 4 (FY2026)

$95,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Benzie County is $1,234 a month, up 0.8% from $1,224 in FY2026. Benzie County belongs to the Benzie County, MI HUD Metro FMR Area 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 Benzie County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$937	$904	+3.7%	$844 – $1,030
1 bedroom	$943	$937	+0.6%	$849 – $1,037
2 bedrooms	$1,234	$1,224	+0.8%	$1,111 – $1,357
3 bedrooms	$1,635	$1,586	+3.1%	$1,472 – $1,798
4 bedrooms	$1,874	$1,720	+9.0%	$1,687 – $2,061

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 Benzie County that is typically $1,111 to $1,357 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?

$42,188median income of renter households

$1,026Median gross rent, all units

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

51%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $42,188 can afford about $1,055 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,234 is $179 (17.0%) more than that. To rent a two-bedroom at the FMR, a household needs $49,360 a year under the 30% rule, or $44,424 under the common landlord rule that income must be three times the rent.

Benzie County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,026 ±$77
Median income of renter households	$42,188 ±$18,029
Renters paying 30% or more of income (cost-burdened)	51.1% ±16.9
Renters paying 50% or more (severely cost-burdened)	29.3% ±5.2
Renter households (where the share can be computed)	734

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$702	$1,026	+46.2%
Median renter household income	$26,101	$42,188	+61.6%
Renters paying 30%+ of income	53.0%	51.1%	−1.9 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 $1,110 to $1,680 depending on the ZIP code.

All 12 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
49613	$880	$920	$1,200	$1,550	$1,680
49616	$820	$850	$1,110	$1,430	$1,550
49617	$820	$850	$1,110	$1,430	$1,550
49628	$850	$860	$1,120	$1,480	$1,700
49630	$1,210	$1,230	$1,400	$1,680	$1,850
49635	$850	$860	$1,120	$1,480	$1,700
49640	$1,000	$1,230	$1,350	$1,620	$1,790
49643	$1,040	$1,060	$1,340	$1,760	$1,930
49650	$1,170	$1,230	$1,540	$2,040	$2,340
49664	$1,460	$1,470	$1,680	$2,000	$2,210
49683	$1,030	$1,030	$1,230	$1,580	$1,680
49684	$1,210	$1,230	$1,450	$1,850	$1,940

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

HUD income limits for Benzie County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $95,500 (FY2025: $95,700, −0.2%). 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%)	$20,100 ±0.0%	$22,950 −0.2%	$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%)	$33,450 −0.1%	$38,200 −0.3%	$43,000 −0.2%	$47,750 −0.2%	$51,600 −0.2%	$55,400 −0.3%	$59,250 −0.2%	$63,050 −0.2%
Low income (80%)	$53,500 −0.2%	$61,150 −0.2%	$68,800 −0.1%	$76,400 −0.2%	$82,550 −0.2%	$88,650 −0.2%	$94,750 −0.2%	$100,850 −0.2%

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.