Renting · Section 8
Data from November 2026
Renting in Bay County, Michigan
Bay County has a HUD fair market rent of $1,055 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $860 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.29 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,055
- a month, HUD, Fiscal year 2027
- 22% less than in Michigan
- Typical rent
- $860
- a month, Census, Average 2020–2024
- 24% less than in Michigan
- Wage needed
- $20.29
- an hour, 2 bedrooms
- Or $42,200 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 43%
- spend 30% or more of income on rent
- 15% less than in Michigan
Only here
Renting in Bay County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Nearby, in Gladwin County, the typical rent is $690: 20% less than in Bay County ($860).
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 Bay 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 Bay County was $1,018 a month in September 2026: 2.5% 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 | $830 | $15.96 | $33,200 |
| 1 bedroom | $835 | $16.06 | $33,400 |
| 2 bedrooms | $1,055 | $20.29 | $42,200 |
| 3 bedrooms | $1,429 | $27.48 | $57,160 |
| 4 bedrooms | $1,537 | $29.56 | $61,480 |
HUD area: Bay City, MI 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 16 ZIP codes in Bay County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 48631 to $1,350 in 48613. 9 ZIP codes are above the county's fair market rent ($1,055).
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)
| 48611 | Bay City, MI | $830 | $830 | $1,050 | $1,420 | $1,530 |
|---|---|---|---|---|---|---|
| 48613 | Arenac County, MI | $1,050 | $1,060 | $1,350 | $1,840 | $1,990 |
| 48613 | Bay City, MI | $1,050 | $1,060 | $1,350 | $1,840 | $1,990 |
| 48613 | Gladwin County, MI | $1,050 | $1,060 | $1,350 | $1,840 | $1,990 |
| 48631 | Bay City, MI | $800 | $800 | $1,010 | $1,380 | $1,490 |
| 48634 | Bay City, MI | $820 | $840 | $1,080 | $1,380 | $1,520 |
| 48634 | Midland, MI | $820 | $840 | $1,080 | $1,380 | $1,520 |
| 48650 | Arenac County, MI | $790 | $800 | $1,010 | $1,380 | $1,500 |
| 48650 | Bay City, MI | $790 | $800 | $1,010 | $1,380 | $1,500 |
| 48706 | Bay City, MI | $860 | $860 | $1,090 | $1,480 | $1,590 |
| 48708 | Bay City, MI | $800 | $800 | $1,010 | $1,380 | $1,490 |
| 48708 | Saginaw, MI | $800 | $800 | $1,010 | $1,380 | $1,490 |
| 48710 | Bay City, MI | $830 | $840 | $1,060 | $1,440 | $1,540 |
| 48732 | Bay City, MI | $800 | $810 | $1,020 | $1,380 | $1,490 |
| 48747 | Bay City, MI | $950 | $960 | $1,210 | $1,640 | $1,760 |
| 48747 | Saginaw, MI | $950 | $960 | $1,210 | $1,640 | $1,760 |
- 48611 · Bay City, MI $1,050$1,420
- 48613 · Arenac County, MI $1,350$1,840
- 48613 · Bay City, MI $1,350$1,840
- 48613 · Gladwin County, MI $1,350$1,840
- 48631 · Bay City, MI $1,010$1,380
- 48634 · Bay City, MI $1,080$1,380
- 48634 · Midland, MI $1,080$1,380
- 48650 · Arenac County, MI $1,010$1,380
- 48650 · Bay City, MI $1,010$1,380
- 48706 · Bay City, MI $1,090$1,480
- 48708 · Bay City, MI $1,010$1,380
- 48708 · Saginaw, MI $1,010$1,380
- 48710 · Bay City, MI $1,060$1,440
- 48732 · Bay City, MI $1,020$1,380
- 48747 · Bay City, MI $1,210$1,640
- 48747 · Saginaw, MI $1,210$1,640
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 Bay County, 43% of renter households are in that position; in Michigan, 50%, 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.
43%
of renter households spend 30% or more of their income on rent.
10,358 households rent in Bay County
- Spend half or more of their income 22%
- Spend 30% or more, but less than half 21%
- Spend less than 30% 57%
Compared with the state and the country
- Bay 43%
- Michigan 50%
- United States 51%
Low-income apartments
Low-income apartments in Bay County
HUD lists 16 properties with homes for low-income households in Bay 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)
- 7
- HUD-assisted
- 10
- public housing
- 1
1,741 homes in all; 1,592 of them low-income, according to HUD.
- Scattered Site Housing Public housing 1410 Bradfield St, Bay City 48706 193 low-income homes · Run by Bay City Housing Commission · Average payment: $583 a month · Average wait: 16 months · Homes at several sites · (989) 892-9581
- Bangor Downs HUD-assisted 3325 Alarie Dr, Bay City 48706 180 low-income homes · For families · (989) 686-4130
- Bradley House HUD-assisted 100 15th St, Bay City 48708 180 homes, 179 low-income · For older adults · (989) 893-2007
- Maplewood Manor (bay City) Tax credit (LIHTC) · HUD-assisted 1200 N Madison Ave, Bay City 48708 158 low-income homes · 1 bd: 157 · 2 bd: 1 · In service since 2015 · For older adults · (989) 892-9581
- Baytown HUD-assisted 1114 N Jackson St, Bay City 48708 150 low-income homes · For families · (989) 892-9111
- Smith Manor HUD-assisted 600 N Van Buren St, Bay City 48708 141 low-income homes · For families · (989) 252-7875
- Pineview Apts Tax credit (LIHTC) · HUD-assisted 854 N Pine Rd, Essexville 48732 139 low-income homes · 1 bd: 123 · 2 bd: 16 · In service since 2005 · For older adults · (989) 894-0491
- Pine Tower HUD-assisted 306 S Walnut St, Bay City 48706 115 low-income homes · For families · (989) 607-0136
- Maloney Manor HUD-assisted 210 Fitzhugh St, Bay City 48708 113 low-income homes · For families · (989) 414-6686
- Village of Hampton Meadows HUD-assisted 700 N Pine Rd, Bay City 48708 51 homes, 50 low-income · For older adults · (989) 892-1912
- Riverwalk Meadows (bay City) Tax credit (LIHTC) 505 Germania St, Bay City 48706 50 homes, 49 low-income · 1 bd: 35 · 2 bd: 15 · In service since 1995
- Bramblewood Cooperative 1 HUD-assisted 3258 Sycamore Ct, Bay City 48706 49 low-income homes · For families · (989) 684-4500
- Garfield Manor Tax credit (LIHTC) 1011 Fraser St, Bay City 48708 26 low-income homes · 1 bd: 26 · In service since 1997
- Pinconning Senior Tax credit (LIHTC) 300 North St, Pinconning 48650 26 low-income homes · 1 bd: 26 · In service since 1995 · For older adults
- Auburn Square Apartments Tax credit (LIHTC) 4815 Garfield Rd, Auburn 48611 24 low-income homes · 1 bd: 12 · 2 bd: 12 · In service since 2019
- Alderwood Estates Tax credit (LIHTC) 4020 Cambria Dr, Bay City 48706 146 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 Bay County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Bay County. Here is what the rules say:
The rules, with their source
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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
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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: Bay City, MI MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $747 – $913
- 1 bedroom $752 – $919
- 2 bedrooms $950 – $1,161
- 3 bedrooms $1,286 – $1,572
- 4 bedrooms $1,383 – $1,691
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
- Bay City Housing Commission Public housing · 193 public housing units (989) 892-9581 Bay City Housing Commission: bill@baycityhousing.com
- Bay County Housing Department Public housing (989) 895-8191
Housing agencies in Michigan Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Michigan
What Michigan 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.
- How much can they charge for a deposit?
- Up to 1.5 months of rent
- MCL 554.602
- When must they return my deposit?
- 30 days
- MCL 554.609(1)
- If I fall behind on rent, what notice must I get?
- 7 days
- MCL 554.134(2)
- Only a court order can remove youMCL 600.2918(2)
- Protection from retaliationMCL 600.5720(1)
Help
Where to get help with rent in Bay County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
Michigan State University Extension - Clare C
225 W. Main St, Harrison · 47 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
-
Genesee County Habitat for Humanity
101 Burton St, Flint · 49 miles away
- Fair housing pre-purchase workshops
- Pre-purchase counseling
- and 2 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Bay 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 Michigan, the average home bill was $119 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
$2,110
What you need before you get the keys.
What adds up
- First month
- $1,055
- Security deposit
- $1,055
- Total
- $2,110
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 Bay County?
According to HUD (Fiscal year 2027): Studio: $830; 1 bedroom: $835; 2 bedrooms: $1,055; 3 bedrooms: $1,429; 4 bedrooms: $1,537. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Bay County?
Paying the 2-bedroom fair market rent ($1,055) without spending more than 30% of income takes $20.29 an hour full time, or $42,200 a year.
Who qualifies for Section 8 in Bay 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 Bay 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 $950 and $1,161 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Bay County?
For 2 bedrooms they run from $1,010 in 48631 to $1,350 in 48613. 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 Bay County?
HUD lists 16 properties with homes for low-income households in Bay 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 Bay County?
HUD counts rent as a burden when it reaches 30% of income or more. In Bay County, 43% of renter households are in that position; in Michigan, 50%, and nationwide, 51% (Average 2020–2024, Census).