Emmet 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).

$1,3362-bedroom FMR, FY2027

$1,0211-bedroom FMR, FY2027

$81,35080% income limit, family of 4 (FY2026)

$101,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Emmet County is $1,336 a month, up 8.2% from $1,235 in FY2026. Emmet County belongs to the Emmet County, MI FMR area (non-metro county), 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 Emmet County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,015	$863	+17.6%	$914 – $1,116
1 bedroom	$1,021	$941	+8.5%	$919 – $1,123
2 bedrooms	$1,336	$1,235	+8.2%	$1,203 – $1,469
3 bedrooms	$1,592	$1,481	+7.5%	$1,433 – $1,751
4 bedrooms	$1,756	$1,635	+7.4%	$1,581 – $1,931

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 Emmet County that is typically $1,203 to $1,469 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?

$46,548median income of renter households

$1,112Median gross rent, all units

29%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 $46,548 can afford about $1,164 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,336 is $172 (14.8%) more than that. To rent a two-bedroom at the FMR, a household needs $53,440 a year under the 30% rule, or $48,096 under the common landlord rule that income must be three times the rent.

Emmet County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,112 ±$81
Median income of renter households	$46,548 ±$8,782
Renters paying 30% or more of income (cost-burdened)	44.2% ±7.8
Renters paying 50% or more (severely cost-burdened)	19.3% ±5.0
Renter households (where the share can be computed)	3,188

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$818	$1,112	+35.9%
Median renter household income	$35,644	$46,548	+30.6%
Renters paying 30%+ of income	41.3%	44.2%	+2.9 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.

HUD income limits for Emmet County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $101,700 (FY2025: $97,600, +4.2%). 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%)	$21,350 +3.9%	$24,400 +4.1%	$27,450 +3.0%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$35,600 +4.1%	$40,700 +4.2%	$45,800 +4.2%	$50,850 +4.2%	$54,950 +4.2%	$59,000 +4.1%	$63,100 +4.2%	$67,150 +4.2%
Low income (80%)	$56,950 +4.1%	$65,100 +4.2%	$73,250 +4.2%	$81,350 +4.2%	$87,900 +4.2%	$94,400 +4.2%	$100,900 +4.2%	$107,400 +4.2%

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.