Mason 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).

$1,0852-bedroom FMR, FY2027

$8591-bedroom FMR, FY2027

$71,20080% income limit, family of 4 (FY2026)

$89,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Mason County is $1,085 a month, up 5.8% from $1,026 in FY2026. Mason County belongs to the Mason 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 Mason County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$774	$726	+6.6%	$697 – $851
1 bedroom	$859	$816	+5.3%	$774 – $944
2 bedrooms	$1,085	$1,026	+5.8%	$977 – $1,193
3 bedrooms	$1,430	$1,366	+4.7%	$1,287 – $1,573
4 bedrooms	$1,437	$1,374	+4.6%	$1,294 – $1,580

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 Mason County that is typically $977 to $1,193 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?

$34,580median income of renter households

$896Median gross rent, all units

31%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 $34,580 can afford about $865 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,085 is $221 (25.5%) more than that. To rent a two-bedroom at the FMR, a household needs $43,400 a year under the 30% rule, or $39,060 under the common landlord rule that income must be three times the rent.

Mason County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$896 ±$62
Median income of renter households	$34,580 ±$4,465
Renters paying 30% or more of income (cost-burdened)	48.5% ±7.8
Renters paying 50% or more (severely cost-burdened)	20.9% ±4.9
Renter households (where the share can be computed)	2,456

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$698	$896	+28.4%
Median renter household income	$28,784	$34,580	+20.1%
Renters paying 30%+ of income	44.8%	48.5%	+3.7 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 Mason County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $89,000 (FY2025: $86,600, +2.8%). 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%)	$18,700 +2.7%	$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%)	$31,150 +2.6%	$35,600 +2.7%	$40,050 +2.7%	$44,500 +2.8%	$48,100 +2.8%	$51,650 +2.8%	$55,200 +2.8%	$58,750 +2.7%
Low income (80%)	$49,850 +2.7%	$57,000 +2.8%	$64,100 +2.7%	$71,200 +2.7%	$76,900 +2.7%	$82,600 +2.7%	$88,300 +2.7%	$94,000 +2.7%

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.