Kalkaska 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).

$1,0142-bedroom FMR, FY2027

$8181-bedroom FMR, FY2027

$69,30080% income limit, family of 4 (FY2026)

$86,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Kalkaska County is $1,014 a month, up 4.2% from $973 in FY2026. Kalkaska County belongs to the Kalkaska 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 Kalkaska County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$813	$719	+13.1%	$732 – $894
1 bedroom	$818	$766	+6.8%	$737 – $899
2 bedrooms	$1,014	$973	+4.2%	$913 – $1,115
3 bedrooms	$1,404	$1,286	+9.2%	$1,264 – $1,544
4 bedrooms	$1,426	$1,291	+10.5%	$1,284 – $1,568

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 Kalkaska County that is typically $913 to $1,115 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?

$32,989median income of renter households

$853Median gross rent, all units

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

37%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $32,989 can afford about $825 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,014 is $189 (23.0%) more than that. To rent a two-bedroom at the FMR, a household needs $40,560 a year under the 30% rule, or $36,504 under the common landlord rule that income must be three times the rent.

Kalkaska County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$853 ±$115
Median income of renter households	$32,989 ±$10,344
Renters paying 30% or more of income (cost-burdened)	36.5% ±8.6
Renters paying 50% or more (severely cost-burdened)	24.1% ±8.7
Renter households (where the share can be computed)	746

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$702	$853	+21.5%
Median renter household income	$25,132	$32,989	+31.3%
Renters paying 30%+ of income	45.7%	36.5%	−9.2 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 $1,480 depending on the ZIP code.

All 8 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
49612	$800	$850	$1,050	$1,290	$1,510
49633	$1,100	$1,110	$1,370	$1,860	$1,900
49646	$810	$820	$1,010	$1,410	$1,440
49659	$850	$910	$1,110	$1,360	$1,610
49676	$920	$950	$1,170	$1,540	$1,670
49680	$1,030	$1,030	$1,230	$1,660	$1,690
49690	$1,210	$1,220	$1,480	$1,940	$2,000
49738	$800	$900	$1,140	$1,360	$1,600

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

HUD income limits for Kalkaska County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $86,600 (FY2025: $82,900, +4.5%). 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%)	$18,200 +4.6%	$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%)	$30,350 +4.5%	$34,650 +4.4%	$39,000 +4.4%	$43,300 +4.5%	$46,800 +4.5%	$50,250 +4.5%	$53,700 +4.5%	$57,200 +4.5%
Low income (80%)	$48,550 +4.5%	$55,450 +4.5%	$62,400 +4.5%	$69,300 +4.5%	$74,850 +4.5%	$80,400 +4.5%	$85,950 +4.5%	$91,500 +4.5%

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.