Clinton 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).

$1,3232-bedroom FMR, FY2027

$1,0541-bedroom FMR, FY2027

$82,10080% income limit, family of 4 (FY2026)

$102,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Clinton County is $1,323 a month, up 4.3% from $1,268 in FY2026. Clinton County belongs to the Lansing-East Lansing, 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 Clinton County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,036	$973	+6.5%	$933 – $1,139
1 bedroom	$1,054	$1,012	+4.2%	$949 – $1,159
2 bedrooms	$1,323	$1,268	+4.3%	$1,191 – $1,455
3 bedrooms	$1,685	$1,627	+3.6%	$1,517 – $1,853
4 bedrooms	$1,739	$1,679	+3.6%	$1,566 – $1,912

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 Clinton County that is typically $1,191 to $1,455 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?

$46,935median income of renter households

$1,092Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

44%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $46,935 can afford about $1,173 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,323 is $150 (12.8%) more than that. To rent a two-bedroom at the FMR, a household needs $52,920 a year under the 30% rule, or $47,628 under the common landlord rule that income must be three times the rent.

Clinton County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,092 ±$43
Median income of renter households	$46,935 ±$6,710
Renters paying 30% or more of income (cost-burdened)	43.6% ±5.3
Renters paying 50% or more (severely cost-burdened)	24.3% ±4.7
Renter households (where the share can be computed)	5,319

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$839	$1,092	+30.2%
Median renter household income	$36,294	$46,935	+29.3%
Renters paying 30%+ of income	43.3%	43.6%	+0.3 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 $1,150 to $1,710 depending on the ZIP code.

All 58 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48805	$1,040	$1,060	$1,330	$1,690	$1,750
48807	$880	$920	$1,150	$1,470	$1,520
48808	$1,190	$1,210	$1,520	$1,940	$2,000
48813	$920	$930	$1,170	$1,490	$1,540
48819	$880	$920	$1,150	$1,470	$1,520
48820	$1,080	$1,100	$1,380	$1,760	$1,810
48821	$1,010	$1,030	$1,290	$1,640	$1,700
48822	$1,340	$1,360	$1,710	$2,180	$2,250
48823	$1,210	$1,230	$1,540	$1,960	$2,020
48824	$1,200	$1,210	$1,520	$1,940	$2,000
48825	$1,210	$1,230	$1,540	$1,960	$2,020
48826	$1,040	$1,060	$1,330	$1,690	$1,750
48827	$980	$1,000	$1,250	$1,590	$1,640
48831	$880	$920	$1,150	$1,470	$1,520
48835	$880	$920	$1,150	$1,470	$1,520
48837	$990	$1,010	$1,270	$1,620	$1,740
48840	$1,020	$1,040	$1,310	$1,670	$1,730
48842	$1,160	$1,180	$1,480	$1,890	$1,950
48845	$880	$920	$1,150	$1,470	$1,740
48848	$880	$920	$1,150	$1,470	$1,580
48849	$910	$920	$1,210	$1,570	$1,820
48853	$920	$930	$1,170	$1,490	$1,540
48854	$1,100	$1,120	$1,400	$1,780	$1,840
48861	$1,020	$1,040	$1,310	$1,670	$1,750
48864	$1,240	$1,260	$1,580	$2,010	$2,080
48866	$880	$920	$1,150	$1,470	$1,520
48871	$880	$920	$1,200	$1,580	$1,710
48872	$930	$1,140	$1,320	$1,830	$2,060
48873	$880	$920	$1,150	$1,470	$1,740
48875	$1,000	$1,090	$1,430	$1,820	$2,210
48876	$1,010	$1,030	$1,290	$1,640	$1,700
48879	$880	$920	$1,150	$1,470	$1,520
48890	$970	$1,020	$1,300	$1,660	$1,850
48892	$910	$1,140	$1,320	$1,830	$2,060
48894	$880	$920	$1,150	$1,470	$1,740
48895	$960	$970	$1,220	$1,550	$1,600
48897	$910	$920	$1,210	$1,570	$1,820
48901	$1,040	$1,060	$1,330	$1,690	$1,750
48906	$1,060	$1,080	$1,350	$1,720	$1,770
48908	$1,030	$1,040	$1,310	$1,670	$1,720
48909	$1,040	$1,060	$1,330	$1,690	$1,750
48910	$1,030	$1,040	$1,310	$1,670	$1,720
48911	$950	$960	$1,210	$1,540	$1,590
48912	$1,080	$1,100	$1,380	$1,760	$1,810
48915	$1,040	$1,060	$1,330	$1,690	$1,750
48917	$1,080	$1,100	$1,380	$1,760	$1,810
48924	$1,040	$1,060	$1,330	$1,690	$1,750
48933	$920	$930	$1,170	$1,490	$1,540
48956	$1,040	$1,060	$1,330	$1,690	$1,750
49014	$910	$1,090	$1,300	$1,550	$1,740
49021	$1,040	$1,070	$1,360	$1,710	$1,890
49073	$910	$920	$1,210	$1,570	$1,820
49076	$880	$920	$1,150	$1,470	$1,520
49096	$900	$920	$1,150	$1,470	$1,520
49251	$1,020	$1,040	$1,310	$1,670	$1,720
49264	$880	$920	$1,150	$1,470	$1,520
49284	$880	$960	$1,170	$1,490	$1,540
49285	$1,230	$1,250	$1,500	$1,830	$2,060

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

HUD income limits for Clinton County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $102,600 (FY2025: $101,700, +0.9%). 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%)	$21,600 +1.9%	$24,650 +1.9%	$27,750 +1.8%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$35,950 +1.8%	$41,050 +1.7%	$46,200 +1.9%	$51,300 +1.8%	$55,450 +1.8%	$59,550 +1.9%	$63,650 +1.8%	$67,750 +1.8%
Low income (80%)	$57,500 +1.8%	$65,700 +1.8%	$73,900 +1.8%	$82,100 +1.8%	$88,700 +1.8%	$95,250 +1.8%	$101,850 +1.8%	$108,400 +1.8%

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.