Livingston 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).

$1,4772-bedroom FMR, FY2027

$1,2911-bedroom FMR, FY2027

$103,20080% income limit, family of 4 (FY2026)

$129,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Livingston County is $1,477 a month, up 1.4% from $1,457 in FY2026. Livingston County belongs to the Livingston 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 Livingston County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,168	$1,005	+16.2%	$1,052 – $1,284
1 bedroom	$1,291	$1,264	+2.1%	$1,162 – $1,420
2 bedrooms	$1,477	$1,457	+1.4%	$1,330 – $1,624
3 bedrooms	$2,045	$2,026	+0.9%	$1,841 – $2,249
4 bedrooms	$2,366	$2,285	+3.5%	$2,130 – $2,602

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 Livingston County that is typically $1,330 to $1,624 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?

$52,650median income of renter households

$1,287Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

49%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $52,650 can afford about $1,316 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,477 is $161 (12.2%) more than that. To rent a two-bedroom at the FMR, a household needs $59,080 a year under the 30% rule, or $53,172 under the common landlord rule that income must be three times the rent.

Livingston County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,287 ±$60
Median income of renter households	$52,650 ±$5,187
Renters paying 30% or more of income (cost-burdened)	49.0% ±4.3
Renters paying 50% or more (severely cost-burdened)	19.4% ±2.8
Renter households (where the share can be computed)	9,569

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,053	$1,287	+22.2%
Median renter household income	$45,798	$52,650	+15.0%
Renters paying 30%+ of income	45.7%	49.0%	+3.3 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 $1,320 to $1,720 depending on the ZIP code.

All 22 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48114	$1,280	$1,420	$1,620	$2,240	$2,600
48116	$1,110	$1,230	$1,410	$1,950	$2,260
48137	$1,230	$1,250	$1,500	$1,930	$2,160
48139	$1,170	$1,260	$1,470	$1,920	$2,180
48143	$1,240	$1,370	$1,570	$2,150	$2,480
48169	$1,240	$1,370	$1,570	$2,150	$2,480
48178	$1,130	$1,250	$1,520	$1,920	$2,120
48189	$1,230	$1,270	$1,500	$1,910	$2,150
48353	$1,220	$1,350	$1,540	$2,130	$2,470
48380	$1,210	$1,370	$1,700	$2,150	$2,350
48418	$1,210	$1,310	$1,640	$2,170	$2,470
48430	$1,170	$1,340	$1,580	$2,040	$2,360
48442	$1,090	$1,220	$1,520	$1,860	$2,030
48451	$910	$1,140	$1,320	$1,830	$2,060
48816	$1,360	$1,500	$1,720	$2,380	$2,760
48836	$980	$1,140	$1,320	$1,830	$2,060
48843	$1,270	$1,400	$1,600	$2,220	$2,560
48844	$1,170	$1,290	$1,480	$2,050	$2,370
48855	$1,360	$1,500	$1,720	$2,380	$2,760
48872	$930	$1,140	$1,320	$1,830	$2,060
48892	$910	$1,140	$1,320	$1,830	$2,060
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 Livingston County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $129,000 (FY2025: $130,600, −1.2%). 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%)	$27,100 −1.3%	$31,000 −1.3%	$34,850 −1.3%	$38,700 −1.3%	$41,800 −1.3%	$44,900 −1.3%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$45,150 −1.3%	$51,600 −1.2%	$58,050 −1.3%	$64,500 −1.2%	$69,700 −1.2%	$74,850 −1.2%	$80,000 −1.2%	$85,150 −1.2%
Low income (80%)	$72,250 −1.0%	$82,600 −1.0%	$92,900 −1.0%	$103,200 −1.0%	$111,500 −0.9%	$119,750 −1.0%	$128,000 −1.0%	$136,250 −0.9%

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.