Renting · Section 8
Data from November 2026
Renting in Elkhart County, Indiana
Elkhart County has a HUD fair market rent of $1,253 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,047 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $24.10 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,253
- a month, HUD, Fiscal year 2027
- 4% less than in Indiana
- Typical rent
- $1,047
- a month, Census, Average 2020–2024
- 1% less than in Indiana
- Wage needed
- $24.10
- an hour, 2 bedrooms
- Or $50,120 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 48%
- spend 30% or more of income on rent
- About the same as in Indiana
Only here
Renting in Elkhart County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Among the neighboring counties, Noble County has the lowest typical rent ($832), 21% below the $1,047 in Elkhart County.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Elkhart County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Elkhart County was $1,182 a month in September 2026: 4.3% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $1,008 | $19.38 | $40,320 |
| 1 bedroom | $1,048 | $20.15 | $41,920 |
| 2 bedrooms | $1,253 | $24.10 | $50,120 |
| 3 bedrooms | $1,653 | $31.79 | $66,120 |
| 4 bedrooms | $1,752 | $33.69 | $70,080 |
HUD area: Elkhart-Goshen, IN MSA. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 20 ZIP codes in Elkhart County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,170 in 46517 to $1,340 in 46540. 12 ZIP codes are above the county's fair market rent ($1,253).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 46507 | Elkhart-Goshen, IN | $1,030 | $1,070 | $1,280 | $1,690 | $1,790 |
|---|---|---|---|---|---|---|
| 46514 | Elkhart-Goshen, IN | $1,060 | $1,100 | $1,320 | $1,740 | $1,850 |
| 46516 | Elkhart-Goshen, IN | $990 | $1,030 | $1,230 | $1,620 | $1,720 |
| 46517 | Elkhart-Goshen, IN | $890 | $1,000 | $1,170 | $1,460 | $1,550 |
| 46517 | South Bend-Mishawaka, IN | $890 | $1,000 | $1,170 | $1,460 | $1,550 |
| 46526 | Elkhart-Goshen, IN | $1,070 | $1,110 | $1,330 | $1,750 | $1,860 |
| 46528 | Elkhart-Goshen, IN | $1,020 | $1,060 | $1,270 | $1,680 | $1,780 |
| 46528 | LaGrange County, IN | $1,020 | $1,060 | $1,270 | $1,680 | $1,780 |
| 46540 | Elkhart-Goshen, IN | $1,070 | $1,110 | $1,340 | $1,760 | $1,870 |
| 46540 | LaGrange County, IN | $1,070 | $1,110 | $1,340 | $1,760 | $1,870 |
| 46543 | Elkhart-Goshen, IN | $1,000 | $1,030 | $1,270 | $1,620 | $1,740 |
| 46543 | LaGrange County, IN | $1,000 | $1,030 | $1,270 | $1,620 | $1,740 |
| 46543 | Noble County, IN | $1,000 | $1,030 | $1,270 | $1,620 | $1,740 |
| 46550 | Elkhart-Goshen, IN | $880 | $1,000 | $1,170 | $1,420 | $1,540 |
| 46550 | Kosciusko County, IN | $880 | $1,000 | $1,170 | $1,420 | $1,540 |
| 46550 | Marshall County, IN | $880 | $1,000 | $1,170 | $1,420 | $1,540 |
| 46550 | South Bend-Mishawaka, IN | $880 | $1,000 | $1,170 | $1,420 | $1,540 |
| 46553 | Elkhart-Goshen, IN | $990 | $1,030 | $1,230 | $1,620 | $1,720 |
| 46573 | Elkhart-Goshen, IN | $1,020 | $1,080 | $1,290 | $1,680 | $1,780 |
| 46573 | South Bend-Mishawaka, IN | $1,020 | $1,080 | $1,290 | $1,680 | $1,780 |
- 46507 · Elkhart-Goshen, IN $1,280$1,690
- 46514 · Elkhart-Goshen, IN $1,320$1,740
- 46516 · Elkhart-Goshen, IN $1,230$1,620
- 46517 · Elkhart-Goshen, IN $1,170$1,460
- 46517 · South Bend-Mishawaka, IN $1,170$1,460
- 46526 · Elkhart-Goshen, IN $1,330$1,750
- 46528 · Elkhart-Goshen, IN $1,270$1,680
- 46528 · LaGrange County, IN $1,270$1,680
- 46540 · Elkhart-Goshen, IN $1,340$1,760
- 46540 · LaGrange County, IN $1,340$1,760
- 46543 · Elkhart-Goshen, IN $1,270$1,620
- 46543 · LaGrange County, IN $1,270$1,620
- 46543 · Noble County, IN $1,270$1,620
- 46550 · Elkhart-Goshen, IN $1,170$1,420
- 46550 · Kosciusko County, IN $1,170$1,420
- 46550 · Marshall County, IN $1,170$1,420
- 46550 · South Bend-Mishawaka, IN $1,170$1,420
- 46553 · Elkhart-Goshen, IN $1,230$1,620
- 46573 · Elkhart-Goshen, IN $1,290$1,680
- 46573 · South Bend-Mishawaka, IN $1,290$1,680
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Elkhart County, 48% of renter households are in that position; in Indiana, 48%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
48%
of renter households spend 30% or more of their income on rent.
20,560 households rent in Elkhart County
- Spend half or more of their income 26%
- Spend 30% or more, but less than half 22%
- Spend less than 30% 52%
Compared with the state and the country
- Elkhart 48%
- Indiana 48%
- United States 51%
Low-income apartments
Low-income apartments in Elkhart County
HUD lists 30 properties with homes for low-income households in Elkhart County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 16
- HUD-assisted
- 11
- public housing
- 5
3,033 homes in all; 2,664 of them low-income, according to HUD.
- Washington Gardens Public housing 410 W Indiana Ave, Elkhart 46516 198 homes, 194 low-income · Run by Housing Authority of the City of Elkhart · Average payment: $308 a month · Average wait: 31 months · (574) 295-8392
- Overlook Tax credit (LIHTC) 58720 Vista Blvd, Elkhart 46517 188 low-income homes · 1 bd: 60 · 2 bd: 64 · 3 bd: 64 · In service since 2002
- Arbors at Riverbend Tax credit (LIHTC) 55752 Ash Rd, Osceola 46561 184 low-income homes · 1 bd: 8 · 2 bd: 96 · 3 bd: 56 · 4 bd: 24 · In service since 2003
- North Lake Apts Tax credit (LIHTC) 25800 Brookstream Cir, Elkhart 46514 192 homes, 167 low-income · 1 bd: 48 · 2 bd: 92 · 3 bd: 52 · In service since 2004
- Stratford Commons HUD-assisted 2601 Oakland Ave, Elkhart 46517 159 low-income homes · For older adults · (574) 522-0550
- Greencroft Manor II HUD-assisted 1425 Greencroft Dr, Goshen 46526 150 low-income homes · For older adults · (219) 537-4056
- Riverside Terrace Public housing 181 N Elkhart Ave, Elkhart 46516 147 low-income homes · Run by Housing Authority of the City of Elkhart · Average payment: $367 a month · Average wait: 39 months · (574) 295-8392
- Ashton Pines Phase II Tax credit (LIHTC) 4353 Balsam Fir Ln, Elkhart 46517 144 low-income homes · 1 bd: 48 · 2 bd: 48 · 3 bd: 32 · 4 bd: 16 · In service since 2010 · For people with disabilities, families, people experiencing homelessness
- Carriage House Elkhart HUD-assisted 1200 Burr Oak Pl, Elkhart 46517 230 homes, 136 low-income · For families · (514) 293-6717
- Waterfall Hi-Rise Public housing 303 Waterfall Dr, Elkhart 46516 127 homes, 126 low-income · Run by Housing Authority of the City of Elkhart · Average payment: $259 a month · Average wait: 26 months · (574) 295-8392
- River Run Apartments Tax credit (LIHTC) · HUD-assisted 740 Prairie St, Elkhart 46516 120 low-income homes · 1 bd: 30 · 2 bd: 60 · 3 bd: 30 · In service since 2016 · For families · (574) 294-3124
- Ashton Pines Phase I Tax credit (LIHTC) 4353 Balsam Fir Ln, Elkhart 46517 144 homes, 106 low-income · 1 bd: 48 · 2 bd: 56 · 3 bd: 40 · In service since 2003
- Rosedale Hi-Rise Public housing 501 W Indiana Ave, Elkhart 46516 102 homes, 101 low-income · Run by Housing Authority of the City of Elkhart · Average payment: $318 a month · Average wait: 69 months · (574) 295-8392
- Greencroft Manor III HUD-assisted 1325 Greencroft Dr, Goshen 46526 100 low-income homes · For older adults · (219) 537-4055
- Scattered Sites Public housing 5 Malcolm Dr, Elkhart 46517 98 low-income homes · Run by Housing Authority of the City of Elkhart · Average payment: $423 a month · Average wait: 28 months · Homes at several sites · (574) 295-8392
- Arbor Ridge Apts Tax credit (LIHTC) 413 Arbor Ct, Goshen 46528 75 homes, 72 low-income · 1 bd: 8 · 2 bd: 40 · 3 bd: 24 · In service since 1999
- Town & Country Tax credit (LIHTC) · HUD-assisted 1221 Georgia Blvd, Elkhart 46514 72 low-income homes · 2 bd: 48 · 3 bd: 24 · In service since 2002 · For families · (219) 262-2467
- Garden View Senior Apartments Tax credit (LIHTC) 1119 N Main St, Elkhart 46514 55 low-income homes · 1 bd: 13 · 2 bd: 42 · In service since 2018 · For older adults
- Northwood Apartments Nappanee HUD-assisted 900 Northwood Cir, Nappanee 46550 48 low-income homes · For older adults · (574) 773-4942
- The Water Tower Place Apts Tax credit (LIHTC) 320 La Salle St, Elkhart 46516 44 low-income homes · 1 bd: 9 · 2 bd: 32 · 3 bd: 3 · In service since 2008 · For families
- Maple Leaf Commons HUD-assisted 2900 Elkhart Rd, Goshen 46526 41 homes, 40 low-income · For older adults · (574) 534-6827
- Crystal Valley Manor Tax credit (LIHTC) 114 Krider Dr, Middlebury 46540 40 low-income homes · 1 bd: 32 · 2 bd: 8 · In service since 2018 · For older adults
- Roosevelt Center Tax credit (LIHTC) 215 E Indiana Ave, Elkhart 46516 35 homes, 33 low-income · 1 bd: 6 · 2 bd: 21 · 3 bd: 8 · In service since 2008 · For people with disabilities, families, people experiencing homelessness
- Hawks Arts and Enterprise Center Tax credit (LIHTC) 215 W Madison St, Goshen 46526 33 low-income homes · 1 bd: 6 · 2 bd: 27 · In service since 2015 · For people with disabilities, families
- Lincoln Avenue Redevelopment Tax credit (LIHTC) 112 E Lincoln Ave, Goshen 46528 28 low-income homes · Studio: 6 · 1 bd: 9 · 2 bd: 13 · In service since 2007
- Briarwood Village HUD-assisted 1000 Portsmouth Dr, Elkhart 46517 190 homes, 24 low-income · For families · (574) 294-7472
- Main Street Manor Tax credit (LIHTC) 401 N Main St, Nappanee 46550 22 low-income homes · 1 bd: 14 · 2 bd: 8 · In service since 2003
- Oaklawn Apartments HUD-assisted 2518 Oakland Ave, Elkhart 46517 22 homes, 21 low-income · For people with disabilities · (574) 294-8905
- Oakland Estates Apartments HUD-assisted 2518 Oakland Ave, Elkhart 46517 12 low-income homes · For people with disabilities · (574) 537-2670
- Hawks Arts & Enterprise Center Tax credit (LIHTC) 214 W Jefferson St, Goshen 46526 33 homes
2 properties have two programs at the same address and appear once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Elkhart County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Elkhart County. Here is what the rules say:
The rules, with their source
-
You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
-
Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
-
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
-
If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
-
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $18,900 | $31,500 | $50,350 |
| 2 people | $21,640 | $36,000 | $57,550 |
| 3 people | $27,320 | $40,500 | $64,750 |
| 4 people | $33,000 | $44,950 | $71,900 |
| 5 people | $38,680 | $48,550 | $77,700 |
| 6 people | $44,360 | $52,150 | $83,450 |
| 7 people | $50,040 | $55,750 | $89,200 |
| 8 people | $55,720 | $59,350 | $94,950 |
Area median income: $89,900. HUD income limits by family size, Fiscal year 2026. Area: Elkhart-Goshen, IN MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $907 – $1,109
- 1 bedroom $943 – $1,153
- 2 bedrooms $1,128 – $1,378
- 3 bedrooms $1,488 – $1,818
- 4 bedrooms $1,577 – $1,927
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Housing Authority of the City of Elkhart Public housing and Section 8 vouchers · 738 vouchers · 666 public housing units (574) 295-8392 Housing Authority of the City of Elkhart: marsha.parham-green@ehai.org
Housing agencies in Indiana Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Indiana
What Indiana law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- When must they return my deposit?
- 45 days
- Ind. Code §32-31-3-12(a)
- If I fall behind on rent, what notice must I get?
- 10 days
- Ind. Code §32-31-1-6
- How much notice before a rent increase?
- 30 days
- Ind. Code §32-31-5-4
- Only a court order can remove youInd. Code §32-31-5-6(c)
- Protection from retaliationInd. Code §32-31-8.5-5
Help
Where to get help with rent in Elkhart County
These HUD-approved agencies have offices in Elkhart County. They counsel for free or at low cost.
-
Lacasa of Goshen Inc - Branch Office
516 S Main St, Elkhart · Spanish
- Budget and financial counseling
- Budget and credit workshops
- and 3 more
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Lacasa of Goshen, Inc.
202 N Cottage Ave, Goshen · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Elkhart County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Indiana, the average home bill was $133 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,506
What you need before you get the keys.
What adds up
- First month
- $1,253
- Security deposit
- $1,253
- Total
- $2,506
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Elkhart County?
According to HUD (Fiscal year 2027): Studio: $1,008; 1 bedroom: $1,048; 2 bedrooms: $1,253; 3 bedrooms: $1,653; 4 bedrooms: $1,752. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Elkhart County?
Paying the 2-bedroom fair market rent ($1,253) without spending more than 30% of income takes $24.10 an hour full time, or $50,120 a year.
Who qualifies for Section 8 in Elkhart County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $44,950 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Elkhart County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,128 and $1,378 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Elkhart County?
For 2 bedrooms they run from $1,170 in 46517 to $1,340 in 46540. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Elkhart County?
HUD lists 30 properties with homes for low-income households in Elkhart County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Elkhart County?
HUD counts rent as a burden when it reaches 30% of income or more. In Elkhart County, 48% of renter households are in that position; in Indiana, 48%, and nationwide, 51% (Average 2020–2024, Census).