Berrien 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).

$1,1522-bedroom FMR, FY2027

$8871-bedroom FMR, FY2027

$73,75080% income limit, family of 4 (FY2026)

$92,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Berrien County is $1,152 a month, down 2.7% from $1,184 in FY2026. Berrien County belongs to the Niles, 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 Berrien County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$802	$816	−1.7%	$722 – $882
1 bedroom	$887	$902	−1.7%	$799 – $975
2 bedrooms	$1,152	$1,184	−2.7%	$1,037 – $1,267
3 bedrooms	$1,512	$1,556	−2.8%	$1,361 – $1,663
4 bedrooms	$1,514	$1,568	−3.4%	$1,363 – $1,665

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 Berrien County that is typically $1,037 to $1,267 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?

$35,627median income of renter households

$942Median gross rent, all units

32%Rent-to-income ratio (median rent ÷ median renter income)

50%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $35,627 can afford about $891 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,152 is $261 (29.3%) more than that. To rent a two-bedroom at the FMR, a household needs $46,080 a year under the 30% rule, or $41,472 under the common landlord rule that income must be three times the rent.

Berrien County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$942 ±$24
Median income of renter households	$35,627 ±$2,181
Renters paying 30% or more of income (cost-burdened)	49.9% ±3.2
Renters paying 50% or more (severely cost-burdened)	26.6% ±2.6
Renter households (where the share can be computed)	16,052

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$743	$942	+26.8%
Median renter household income	$28,690	$35,627	+24.2%
Renters paying 30%+ of income	48.1%	49.9%	+1.8 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 $1,070 to $1,450 depending on the ZIP code.

All 26 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
49022	$750	$830	$1,080	$1,420	$1,420
49023	$800	$890	$1,150	$1,510	$1,510
49038	$780	$860	$1,120	$1,470	$1,470
49043	$800	$870	$1,140	$1,490	$1,530
49047	$810	$900	$1,070	$1,410	$1,700
49084	$750	$830	$1,080	$1,420	$1,420
49085	$930	$1,020	$1,330	$1,750	$1,750
49098	$1,010	$1,110	$1,450	$1,900	$1,900
49101	$840	$930	$1,210	$1,590	$1,590
49102	$850	$940	$1,220	$1,600	$1,610
49103	$760	$840	$1,090	$1,430	$1,430
49104	$760	$840	$1,090	$1,430	$1,430
49106	$950	$1,050	$1,360	$1,790	$1,790
49107	$740	$820	$1,070	$1,410	$1,420
49111	$740	$820	$1,070	$1,410	$1,500
49113	$770	$850	$1,100	$1,440	$1,450
49115	$760	$830	$1,080	$1,420	$1,420
49116	$830	$910	$1,180	$1,550	$1,550
49117	$740	$820	$1,070	$1,410	$1,420
49119	$860	$950	$1,240	$1,630	$1,630
49120	$810	$900	$1,120	$1,460	$1,570
49125	$740	$820	$1,070	$1,410	$1,420
49126	$860	$950	$1,240	$1,630	$1,630
49127	$930	$1,020	$1,330	$1,750	$1,750
49128	$850	$940	$1,220	$1,600	$1,600
49129	$750	$820	$1,070	$1,410	$1,420

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

HUD income limits for Berrien County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $92,200 (FY2025: $87,200, +5.7%). 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%)	$19,400 +5.7%	$22,150 +4.7%	$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%)	$32,300 +5.7%	$36,900 +5.7%	$41,500 +5.7%	$46,100 +5.7%	$49,800 +5.7%	$53,500 +5.7%	$57,200 +5.7%	$60,900 +5.7%
Low income (80%)	$51,650 +5.7%	$59,000 +5.7%	$66,400 +5.7%	$73,750 +5.7%	$79,650 +5.7%	$85,550 +5.7%	$91,450 +5.7%	$97,350 +5.7%

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.