Calhoun 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).

$1,2332-bedroom FMR, FY2027

$1,0321-bedroom FMR, FY2027

$66,90080% income limit, family of 4 (FY2026)

$80,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Calhoun County is $1,233 a month, up 4.8% from $1,176 in FY2026. Calhoun County belongs to the Battle Creek, 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 Calhoun County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$863	$833	+3.6%	$777 – $949
1 bedroom	$1,032	$976	+5.7%	$929 – $1,135
2 bedrooms	$1,233	$1,176	+4.8%	$1,110 – $1,356
3 bedrooms	$1,469	$1,410	+4.2%	$1,323 – $1,615
4 bedrooms	$1,653	$1,565	+5.6%	$1,488 – $1,818

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 Calhoun County that is typically $1,110 to $1,356 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?

$37,537median income of renter households

$968Median gross rent, all units

31%Rent-to-income ratio (median rent ÷ median renter income)

49%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $37,537 can afford about $938 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,233 is $295 (31.4%) more than that. To rent a two-bedroom at the FMR, a household needs $49,320 a year under the 30% rule, or $44,388 under the common landlord rule that income must be three times the rent.

Calhoun County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$968 ±$26
Median income of renter households	$37,537 ±$2,687
Renters paying 30% or more of income (cost-burdened)	48.5% ±3.8
Renters paying 50% or more (severely cost-burdened)	23.1% ±2.9
Renter households (where the share can be computed)	13,697

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$751	$968	+28.9%
Median renter household income	$29,221	$37,537	+28.5%
Renters paying 30%+ of income	49.6%	48.5%	−1.1 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 $1,060 to $1,480 depending on the ZIP code.

All 23 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48813	$920	$930	$1,170	$1,490	$1,540
49011	$860	$1,020	$1,210	$1,460	$1,630
49012	$910	$920	$1,210	$1,570	$1,820
49014	$910	$1,090	$1,300	$1,550	$1,740
49015	$880	$1,050	$1,260	$1,500	$1,690
49016	$860	$1,030	$1,230	$1,470	$1,650
49017	$910	$1,000	$1,210	$1,570	$1,820
49021	$1,040	$1,070	$1,360	$1,710	$1,890
49029	$760	$910	$1,090	$1,300	$1,460
49033	$840	$1,000	$1,200	$1,430	$1,610
49034	$770	$900	$1,060	$1,380	$1,440
49037	$810	$970	$1,160	$1,380	$1,560
49051	$810	$960	$1,150	$1,370	$1,540
49052	$760	$900	$1,060	$1,380	$1,430
49068	$860	$1,030	$1,230	$1,470	$1,650
49076	$880	$920	$1,150	$1,470	$1,520
49092	$1,110	$1,260	$1,480	$1,830	$2,000
49094	$860	$900	$1,060	$1,360	$1,410
49224	$790	$930	$1,110	$1,390	$1,490
49237	$760	$880	$1,060	$1,390	$1,470
49245	$810	$970	$1,160	$1,390	$1,550
49252	$760	$880	$1,060	$1,390	$1,470
49284	$880	$960	$1,170	$1,490	$1,540

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

HUD income limits for Calhoun County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $80,700 (FY2025: $80,100, +0.7%). 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%)	$17,600 +2.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,200 +2.0%
Very low income (50%)	$29,300 +2.1%	$33,450 +2.0%	$37,650 +2.0%	$41,800 +2.1%	$45,150 +2.0%	$48,500 +2.0%	$51,850 +2.1%	$55,200 +2.0%
Low income (80%)	$46,850 +2.2%	$53,550 +2.2%	$60,250 +2.2%	$66,900 +2.1%	$72,300 +2.2%	$77,650 +2.2%	$83,000 +2.2%	$88,350 +2.1%

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.