Saginaw 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).

$1,1412-bedroom FMR, FY2027

$8931-bedroom FMR, FY2027

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

$83,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Saginaw County is $1,141 a month, up 2.1% from $1,117 in FY2026. Saginaw County belongs to the Saginaw, 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 Saginaw County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$795	$770	+3.2%	$716 – $874
1 bedroom	$893	$851	+4.9%	$804 – $982
2 bedrooms	$1,141	$1,117	+2.1%	$1,027 – $1,255
3 bedrooms	$1,466	$1,440	+1.8%	$1,320 – $1,612
4 bedrooms	$1,500	$1,479	+1.4%	$1,350 – $1,650

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 Saginaw County that is typically $1,027 to $1,255 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?

$31,977median income of renter households

$947Median gross rent, all units

36%Rent-to-income ratio (median rent ÷ median renter income)

55%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $31,977 can afford about $799 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,141 is $342 (42.7%) more than that. To rent a two-bedroom at the FMR, a household needs $45,640 a year under the 30% rule, or $41,076 under the common landlord rule that income must be three times the rent.

Saginaw County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$947 ±$19
Median income of renter households	$31,977 ±$2,925
Renters paying 30% or more of income (cost-burdened)	55.0% ±3.3
Renters paying 50% or more (severely cost-burdened)	31.2% ±2.9
Renter households (where the share can be computed)	18,542

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$780	$947	+21.4%
Median renter household income	$27,251	$31,977	+17.3%
Renters paying 30%+ of income	53.5%	55.0%	+1.5 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 $1,400 depending on the ZIP code.

All 33 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
48415	$810	$920	$1,170	$1,500	$1,540
48417	$870	$980	$1,250	$1,610	$1,640
48420	$710	$840	$1,010	$1,300	$1,450
48457	$720	$840	$1,030	$1,300	$1,440
48460	$730	$780	$1,010	$1,350	$1,480
48601	$770	$870	$1,110	$1,430	$1,460
48602	$780	$880	$1,120	$1,440	$1,470
48603	$870	$980	$1,250	$1,610	$1,640
48604	$880	$990	$1,260	$1,620	$1,660
48605	$790	$890	$1,140	$1,460	$1,500
48606	$790	$890	$1,140	$1,460	$1,500
48607	$850	$950	$1,220	$1,570	$1,600
48608	$790	$890	$1,140	$1,460	$1,500
48609	$770	$860	$1,100	$1,410	$1,450
48614	$880	$990	$1,260	$1,620	$1,660
48616	$710	$790	$1,010	$1,310	$1,420
48623	$990	$1,090	$1,400	$1,800	$1,860
48626	$830	$920	$1,180	$1,510	$1,570
48637	$820	$840	$1,080	$1,370	$1,520
48638	$790	$890	$1,140	$1,460	$1,500
48649	$710	$790	$1,010	$1,310	$1,420
48655	$710	$790	$1,010	$1,310	$1,340
48708	$800	$800	$1,010	$1,380	$1,490
48722	$860	$960	$1,230	$1,580	$1,620
48724	$840	$950	$1,210	$1,550	$1,590
48734	$710	$790	$1,010	$1,310	$1,350
48747	$950	$960	$1,210	$1,640	$1,760
48757	$770	$900	$1,100	$1,440	$1,610
48768	$710	$840	$1,010	$1,350	$1,540
48807	$880	$920	$1,150	$1,470	$1,520
48831	$880	$920	$1,150	$1,470	$1,520
48841	$830	$880	$1,150	$1,520	$1,680
48867	$760	$800	$1,040	$1,400	$1,580

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

HUD income limits for Saginaw County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $83,200 (FY2025: $80,600, +3.2%). 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%)	$17,600 +2.3%	$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 +2.0%
Very low income (50%)	$29,300 +2.1%	$33,450 +2.0%	$37,650 +2.0%	$41,800 +2.1%	$45,150 +2.0%	$48,500 +2.0%	$51,850 +2.1%	$55,200 +2.0%
Low income (80%)	$46,850 +2.2%	$53,550 +2.2%	$60,250 +2.2%	$66,900 +2.1%	$72,300 +2.2%	$77,650 +2.2%	$83,000 +2.2%	$88,350 +2.1%

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.