Cass 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).

$1,0952-bedroom FMR, FY2027

$9741-bedroom FMR, FY2027

$71,85080% income limit, family of 4 (FY2026)

$89,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Cass County is $1,095 a month, up 10.3% from $993 in FY2026. Cass County belongs to the Cass 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 Cass County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$869	$775	+12.1%	$783 – $955
1 bedroom	$974	$906	+7.5%	$877 – $1,071
2 bedrooms	$1,095	$993	+10.3%	$986 – $1,204
3 bedrooms	$1,393	$1,272	+9.5%	$1,254 – $1,532
4 bedrooms	$1,830	$1,666	+9.8%	$1,647 – $2,013

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 Cass County that is typically $986 to $1,204 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?

$35,629median income of renter households

$916Median gross rent, all units

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

46%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $35,629 can afford about $891 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,095 is $204 (22.9%) more than that. To rent a two-bedroom at the FMR, a household needs $43,800 a year under the 30% rule, or $39,420 under the common landlord rule that income must be three times the rent.

Cass County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$916 ±$34
Median income of renter households	$35,629 ±$3,173
Renters paying 30% or more of income (cost-burdened)	46.4% ±5.0
Renters paying 50% or more (severely cost-burdened)	19.3% ±5.6
Renter households (where the share can be computed)	3,135

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$738	$916	+24.1%
Median renter household income	$31,185	$35,629	+14.3%
Renters paying 30%+ of income	44.3%	46.4%	+2.1 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 $1,010 to $1,300 depending on the ZIP code.

All 15 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
49031	$820	$920	$1,030	$1,310	$1,720
49042	$730	$820	$1,020	$1,350	$1,500
49045	$720	$820	$1,010	$1,340	$1,500
49047	$810	$900	$1,070	$1,410	$1,700
49061	$920	$1,030	$1,160	$1,480	$1,940
49065	$760	$900	$1,060	$1,400	$1,500
49067	$840	$930	$1,090	$1,400	$1,730
49093	$740	$820	$1,030	$1,360	$1,500
49095	$1,030	$1,160	$1,300	$1,650	$2,170
49099	$810	$870	$1,120	$1,480	$1,590
49102	$850	$940	$1,220	$1,600	$1,610
49111	$740	$820	$1,070	$1,410	$1,500
49112	$930	$1,040	$1,170	$1,490	$1,960
49120	$810	$900	$1,120	$1,460	$1,570
49130	$800	$900	$1,010	$1,300	$1,700

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

HUD income limits for Cass County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $89,800 (FY2025: $92,200, −2.6%). 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 −2.6%	$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%)	$31,450 −2.5%	$35,950 −2.4%	$40,450 −2.4%	$44,900 −2.5%	$48,500 −2.5%	$52,100 −2.5%	$55,700 −2.5%	$59,300 −2.5%
Low income (80%)	$50,300 −2.5%	$57,500 −2.5%	$64,700 −2.5%	$71,850 −2.5%	$77,600 −2.5%	$83,350 −2.5%	$89,100 −2.5%	$94,850 −2.5%

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.