Genesee 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).

$1,1332-bedroom FMR, FY2027

$9391-bedroom FMR, FY2027

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

$82,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Genesee County is $1,133 a month, up 9.7% from $1,033 in FY2026. Genesee County belongs to the Flint, 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 Genesee County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$792	$731	+8.3%	$713 – $871
1 bedroom	$939	$856	+9.7%	$846 – $1,032
2 bedrooms	$1,133	$1,033	+9.7%	$1,020 – $1,246
3 bedrooms	$1,391	$1,272	+9.4%	$1,252 – $1,530
4 bedrooms	$1,613	$1,497	+7.7%	$1,452 – $1,774

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 Genesee County that is typically $1,020 to $1,246 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?

$37,148median income of renter households

$989Median gross rent, all units

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

53%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $37,148 can afford about $929 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,133 is $204 (22.0%) more than that. To rent a two-bedroom at the FMR, a household needs $45,320 a year under the 30% rule, or $40,788 under the common landlord rule that income must be three times the rent.

Genesee County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$989 ±$19
Median income of renter households	$37,148 ±$1,164
Renters paying 30% or more of income (cost-burdened)	52.6% ±2.6
Renters paying 50% or more (severely cost-burdened)	28.1% ±2.2
Renter households (where the share can be computed)	45,148

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$767	$989	+28.9%
Median renter household income	$28,188	$37,148	+31.8%
Renters paying 30%+ of income	51.5%	52.6%	+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 $1,010 to $1,640 depending on the ZIP code.

All 39 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48411	$940	$1,110	$1,340	$1,640	$1,900
48415	$810	$920	$1,170	$1,500	$1,540
48417	$870	$980	$1,250	$1,610	$1,640
48418	$1,210	$1,310	$1,640	$2,170	$2,470
48420	$710	$840	$1,010	$1,300	$1,450
48421	$730	$810	$1,010	$1,240	$1,350
48423	$810	$960	$1,160	$1,420	$1,650
48429	$740	$780	$1,010	$1,370	$1,540
48430	$1,170	$1,340	$1,580	$2,040	$2,360
48433	$830	$990	$1,190	$1,460	$1,690
48436	$910	$1,070	$1,300	$1,600	$1,860
48437	$710	$840	$1,010	$1,250	$1,450
48438	$1,100	$1,290	$1,560	$1,910	$2,200
48439	$850	$1,010	$1,220	$1,500	$1,740
48442	$1,090	$1,220	$1,520	$1,860	$2,030
48449	$920	$1,010	$1,280	$1,660	$1,890
48451	$910	$1,140	$1,320	$1,830	$2,060
48457	$720	$840	$1,030	$1,300	$1,440
48458	$740	$880	$1,060	$1,300	$1,510
48460	$730	$780	$1,010	$1,350	$1,480
48462	$830	$930	$1,160	$1,410	$1,530
48463	$720	$850	$1,030	$1,260	$1,470
48464	$780	$900	$1,100	$1,390	$1,560
48473	$930	$1,100	$1,330	$1,630	$1,890
48480	$790	$940	$1,130	$1,390	$1,610
48501	$790	$940	$1,130	$1,390	$1,610
48502	$760	$900	$1,090	$1,340	$1,550
48503	$740	$880	$1,060	$1,300	$1,510
48504	$760	$900	$1,090	$1,340	$1,550
48505	$710	$840	$1,010	$1,250	$1,450
48506	$750	$900	$1,080	$1,330	$1,540
48507	$790	$940	$1,130	$1,390	$1,610
48509	$870	$1,040	$1,250	$1,540	$1,780
48519	$820	$980	$1,180	$1,450	$1,680
48529	$840	$990	$1,200	$1,470	$1,710
48531	$790	$940	$1,130	$1,390	$1,610
48532	$750	$900	$1,080	$1,330	$1,540
48550	$790	$940	$1,130	$1,390	$1,610
48746	$780	$920	$1,110	$1,460	$1,680

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

HUD income limits for Genesee County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $82,100 (FY2025: $83,000, −1.1%). 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 +0.9%	$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 +1.9%
Very low income (50%)	$29,300 +0.9%	$33,450 +0.8%	$37,650 +0.8%	$41,800 +0.7%	$45,150 +0.7%	$48,500 +0.7%	$51,850 +0.7%	$55,200 +0.7%
Low income (80%)	$46,850 +0.8%	$53,550 +0.8%	$60,250 +0.8%	$66,900 +0.8%	$72,300 +0.8%	$77,650 +0.8%	$83,000 +0.8%	$88,350 +0.8%

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.