Shiawassee 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

$8291-bedroom FMR, FY2027

$70,10080% income limit, family of 4 (FY2026)

$87,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Shiawassee County is $1,085 a month, up 1.8% from $1,066 in FY2026. Shiawassee County belongs to the Shiawassee 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 Shiawassee County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$798	$787	+1.4%	$719 – $877
1 bedroom	$829	$812	+2.1%	$747 – $911
2 bedrooms	$1,085	$1,066	+1.8%	$977 – $1,193
3 bedrooms	$1,457	$1,428	+2.0%	$1,312 – $1,602
4 bedrooms	$1,644	$1,571	+4.6%	$1,480 – $1,808

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 Shiawassee 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?

$37,488median income of renter households

$899Median gross rent, all units

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

47%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $37,488 can afford about $937 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,085 is $148 (15.8%) 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.

Shiawassee County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$899 ±$51
Median income of renter households	$37,488 ±$2,828
Renters paying 30% or more of income (cost-burdened)	46.6% ±5.4
Renters paying 50% or more (severely cost-burdened)	22.3% ±4.5
Renter households (where the share can be computed)	5,203

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$732	$899	+22.8%
Median renter household income	$31,193	$37,488	+20.2%
Renters paying 30%+ of income	43.2%	46.6%	+3.4 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 Shiawassee County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $87,600 (FY2025: $86,600, +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%)	$18,450 +1.4%	$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%)	$30,700 +1.2%	$35,050 +1.2%	$39,450 +1.2%	$43,800 +1.2%	$47,350 +1.2%	$50,850 +1.2%	$54,350 +1.2%	$57,850 +1.1%
Low income (80%)	$49,100 +1.1%	$56,100 +1.2%	$63,100 +1.1%	$70,100 +1.2%	$75,750 +1.2%	$81,350 +1.2%	$86,950 +1.2%	$92,550 +1.1%

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.