Montcalm 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).

$1,1812-bedroom FMR, FY2027

$1,0011-bedroom FMR, FY2027

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

$80,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Montcalm County is $1,181 a month, down 1.8% from $1,203 in FY2026. Montcalm County belongs to the Montcalm 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 Montcalm County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$822	$829	−0.8%	$740 – $904
1 bedroom	$1,001	$1,016	−1.5%	$901 – $1,101
2 bedrooms	$1,181	$1,203	−1.8%	$1,063 – $1,299
3 bedrooms	$1,450	$1,473	−1.6%	$1,305 – $1,595
4 bedrooms	$1,560	$1,593	−2.1%	$1,404 – $1,716

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 Montcalm County that is typically $1,063 to $1,299 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?

$35,966median income of renter households

$869Median gross rent, all units

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

44%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $35,966 can afford about $899 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,181 is $282 (31.3%) more than that. To rent a two-bedroom at the FMR, a household needs $47,240 a year under the 30% rule, or $42,516 under the common landlord rule that income must be three times the rent.

Montcalm County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$869 ±$25
Median income of renter households	$35,966 ±$4,514
Renters paying 30% or more of income (cost-burdened)	44.2% ±5.0
Renters paying 50% or more (severely cost-burdened)	22.7% ±5.5
Renter households (where the share can be computed)	3,499

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$697	$869	+24.7%
Median renter household income	$27,049	$35,966	+33.0%
Renters paying 30%+ of income	51.4%	44.2%	−7.2 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 $1,090 to $1,640 depending on the ZIP code.

All 26 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48809	$1,110	$1,160	$1,380	$1,790	$1,980
48811	$750	$920	$1,090	$1,330	$1,440
48812	$820	$1,000	$1,180	$1,450	$1,560
48818	$750	$920	$1,090	$1,330	$1,440
48829	$790	$920	$1,090	$1,330	$1,440
48834	$880	$1,030	$1,260	$1,570	$1,780
48838	$1,110	$1,160	$1,380	$1,790	$1,980
48845	$880	$920	$1,150	$1,470	$1,740
48850	$750	$920	$1,090	$1,330	$1,440
48852	$750	$920	$1,090	$1,330	$1,440
48877	$790	$920	$1,090	$1,330	$1,440
48884	$840	$1,030	$1,210	$1,490	$1,600
48885	$1,140	$1,390	$1,640	$2,010	$2,170
48886	$1,040	$1,260	$1,490	$1,830	$1,970
48888	$870	$1,060	$1,250	$1,530	$1,650
48889	$850	$920	$1,190	$1,570	$1,700
48891	$830	$1,010	$1,190	$1,460	$1,570
49310	$1,020	$1,070	$1,290	$1,650	$1,820
49322	$1,040	$1,260	$1,490	$1,830	$1,970
49326	$1,110	$1,160	$1,380	$1,790	$1,980
49329	$850	$1,020	$1,220	$1,520	$1,620
49336	$780	$920	$1,100	$1,370	$1,690
49337	$840	$920	$1,170	$1,620	$1,650
49339	$750	$920	$1,090	$1,330	$1,440
49343	$1,110	$1,160	$1,380	$1,790	$1,980
49347	$1,110	$1,160	$1,380	$1,790	$1,980

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

HUD income limits for Montcalm County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $80,600 (FY2025: $82,100, −1.8%). 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%)	$17,600 +1.7%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,200 +1.9%
Very low income (50%)	$29,300 +1.9%	$33,450 +1.8%	$37,650 +1.9%	$41,800 +1.8%	$45,150 +1.8%	$48,500 +1.8%	$51,850 +1.8%	$55,200 +1.8%
Low income (80%)	$46,850 +1.8%	$53,550 +1.8%	$60,250 +1.9%	$66,900 +1.8%	$72,300 +1.8%	$77,650 +1.8%	$83,000 +1.8%	$88,350 +1.8%

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.