Midland 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).

$1,2052-bedroom FMR, FY2027

$9361-bedroom FMR, FY2027

$85,75080% income limit, family of 4 (FY2026)

$107,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Midland County is $1,205 a month, up 1.0% from $1,193 in FY2026. Midland County belongs to the Midland, 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 Midland County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$920	$907	+1.4%	$828 – $1,012
1 bedroom	$936	$925	+1.2%	$843 – $1,029
2 bedrooms	$1,205	$1,193	+1.0%	$1,085 – $1,325
3 bedrooms	$1,498	$1,518	−1.3%	$1,349 – $1,647
4 bedrooms	$1,790	$1,682	+6.4%	$1,611 – $1,969

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 Midland County that is typically $1,085 to $1,325 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?

$38,527median income of renter households

$1,016Median gross rent, all units

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

51%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $38,527 can afford about $963 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,205 is $242 (25.1%) more than that. To rent a two-bedroom at the FMR, a household needs $48,200 a year under the 30% rule, or $43,380 under the common landlord rule that income must be three times the rent.

Midland County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,016 ±$41
Median income of renter households	$38,527 ±$4,747
Renters paying 30% or more of income (cost-burdened)	50.9% ±5.6
Renters paying 50% or more (severely cost-burdened)	28.1% ±5.0
Renter households (where the share can be computed)	7,141

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$777	$1,016	+30.8%
Median renter household income	$35,906	$38,527	+7.3%
Renters paying 30%+ of income	45.9%	50.9%	+5.0 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 $1,080 to $1,550 depending on the ZIP code.

All 18 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48612	$820	$840	$1,090	$1,500	$1,680
48615	$820	$840	$1,080	$1,370	$1,520
48618	$820	$840	$1,080	$1,370	$1,520
48620	$1,000	$1,030	$1,340	$1,740	$2,020
48623	$990	$1,090	$1,400	$1,800	$1,860
48626	$830	$920	$1,180	$1,510	$1,570
48628	$1,170	$1,200	$1,550	$1,940	$2,310
48634	$820	$840	$1,080	$1,380	$1,520
48637	$820	$840	$1,080	$1,370	$1,520
48640	$880	$890	$1,150	$1,430	$1,710
48641	$920	$940	$1,210	$1,500	$1,800
48642	$1,040	$1,060	$1,360	$1,700	$2,020
48652	$930	$940	$1,210	$1,630	$1,880
48657	$880	$890	$1,150	$1,430	$1,710
48662	$820	$840	$1,080	$1,370	$1,520
48858	$890	$900	$1,080	$1,400	$1,520
48880	$820	$840	$1,080	$1,370	$1,520
48883	$830	$840	$1,080	$1,370	$1,520

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

HUD income limits for Midland County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $107,200 (FY2025: $103,300, +3.8%). 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%)	$22,550 +3.9%	$25,750 +3.8%	$28,950 +3.8%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$37,550 +3.7%	$42,900 +3.7%	$48,250 +3.8%	$53,600 +3.8%	$57,900 +3.8%	$62,200 +3.8%	$66,500 +3.8%	$70,800 +3.8%
Low income (80%)	$60,050 +3.7%	$68,600 +3.7%	$77,200 +3.8%	$85,750 +3.8%	$92,650 +3.8%	$99,500 +3.8%	$106,350 +3.8%	$113,200 +3.8%

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.