Renting · Section 8
Data from November 2026
Renting in Eaton County, Michigan
Eaton County has a HUD fair market rent of $1,323 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,092 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $25.44 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,323
- a month, HUD, Fiscal year 2027
- 3% less than in Michigan
- Typical rent
- $1,092
- a month, Census, Average 2020–2024
- 3% less than in Michigan
- Wage needed
- $25.44
- an hour, 2 bedrooms
- Or $52,920 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 41%
- spend 30% or more of income on rent
- 19% less than in Michigan
Only here
Renting in Eaton County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Ionia County has the lowest typical rent ($884), 19% below the $1,092 in Eaton 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 Eaton 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 Eaton County was $1,308 a month in September 2026: 4.5% 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 | $1,036 | $19.92 | $41,440 |
| 1 bedroom | $1,054 | $20.27 | $42,160 |
| 2 bedrooms | $1,323 | $25.44 | $52,920 |
| 3 bedrooms | $1,685 | $32.40 | $67,400 |
| 4 bedrooms | $1,739 | $33.44 | $69,560 |
HUD area: Lansing-East Lansing, 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 19 ZIP codes in Eaton County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,150 in 49076 to $1,380 in 48917. 4 ZIP codes are above the county's fair market rent ($1,323).
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)
| 48813 | Battle Creek, MI | $920 | $930 | $1,170 | $1,490 | $1,540 |
|---|---|---|---|---|---|---|
| 48813 | Lansing-East Lansing, MI | $920 | $930 | $1,170 | $1,490 | $1,540 |
| 48821 | Lansing-East Lansing, MI | $1,010 | $1,030 | $1,290 | $1,640 | $1,700 |
| 48827 | Jackson, MI | $980 | $1,000 | $1,250 | $1,590 | $1,640 |
| 48827 | Lansing-East Lansing, MI | $980 | $1,000 | $1,250 | $1,590 | $1,640 |
| 48837 | Ionia County, MI | $990 | $1,010 | $1,270 | $1,620 | $1,740 |
| 48837 | Lansing-East Lansing, MI | $990 | $1,010 | $1,270 | $1,620 | $1,740 |
| 48861 | Ionia County, MI | $1,020 | $1,040 | $1,310 | $1,670 | $1,750 |
| 48861 | Lansing-East Lansing, MI | $1,020 | $1,040 | $1,310 | $1,670 | $1,750 |
| 48876 | Lansing-East Lansing, MI | $1,010 | $1,030 | $1,290 | $1,640 | $1,700 |
| 48890 | Ionia County, MI | $970 | $1,020 | $1,300 | $1,660 | $1,850 |
| 48890 | Lansing-East Lansing, MI | $970 | $1,020 | $1,300 | $1,660 | $1,850 |
| 48917 | Lansing-East Lansing, MI | $1,080 | $1,100 | $1,380 | $1,760 | $1,810 |
| 49021 | Barry County, MI | $1,040 | $1,070 | $1,360 | $1,710 | $1,890 |
| 49021 | Battle Creek, MI | $1,040 | $1,070 | $1,360 | $1,710 | $1,890 |
| 49021 | Lansing-East Lansing, MI | $1,040 | $1,070 | $1,360 | $1,710 | $1,890 |
| 49076 | Battle Creek, MI | $880 | $920 | $1,150 | $1,470 | $1,520 |
| 49076 | Lansing-East Lansing, MI | $880 | $920 | $1,150 | $1,470 | $1,520 |
| 49096 | Lansing-East Lansing, MI | $900 | $920 | $1,150 | $1,470 | $1,520 |
- 48813 · Battle Creek, MI $1,170$1,490
- 48813 · Lansing-East Lansing, MI $1,170$1,490
- 48821 · Lansing-East Lansing, MI $1,290$1,640
- 48827 · Jackson, MI $1,250$1,590
- 48827 · Lansing-East Lansing, MI $1,250$1,590
- 48837 · Ionia County, MI $1,270$1,620
- 48837 · Lansing-East Lansing, MI $1,270$1,620
- 48861 · Ionia County, MI $1,310$1,670
- 48861 · Lansing-East Lansing, MI $1,310$1,670
- 48876 · Lansing-East Lansing, MI $1,290$1,640
- 48890 · Ionia County, MI $1,300$1,660
- 48890 · Lansing-East Lansing, MI $1,300$1,660
- 48917 · Lansing-East Lansing, MI $1,380$1,760
- 49021 · Barry County, MI $1,360$1,710
- 49021 · Battle Creek, MI $1,360$1,710
- 49021 · Lansing-East Lansing, MI $1,360$1,710
- 49076 · Battle Creek, MI $1,150$1,470
- 49076 · Lansing-East Lansing, MI $1,150$1,470
- 49096 · Lansing-East Lansing, MI $1,150$1,470
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 Eaton County, 41% 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.
41%
of renter households spend 30% or more of their income on rent.
11,734 households rent in Eaton County
- Spend half or more of their income 21%
- Spend 30% or more, but less than half 20%
- Spend less than 30% 59%
Compared with the state and the country
- Eaton 41%
- Michigan 50%
- United States 51%
Low-income apartments
Low-income apartments in Eaton County
HUD lists 20 properties with homes for low-income households in Eaton 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)
- 13
- HUD-assisted
- 8
- public housing
- 1
1,031 homes in all; 827 of them low-income, according to HUD.
- Elmwood Park Tax credit (LIHTC) · HUD-assisted 1030 Woodale Ln, Lansing 48917 156 low-income homes · 1 bd: 74 · 2 bd: 66 · 3 bd: 16 · In service since 2014 · For older adults, families · (517) 321-5146
- Butternut Creek HUD-assisted 100 Butternut Dr, Charlotte 48813 100 low-income homes · For families · (517) 541-1288
- Lansing Manor HUD-assisted 5200 Mall Dr W, Lansing 48917 100 low-income homes · For older adults · (517) 321-5058
- Serenity Place Tax credit (LIHTC) · HUD-assisted 216 S Clinton St, Grand Ledge 48837 100 low-income homes · 1 bd: 90 · 2 bd: 10 · In service since 2013 · For older adults · (517) 627-8469
- Island City Apts Tax credit (LIHTC) 408 Greyhound DR, Eaton Rapids 48827 48 low-income homes · 2 bd: 26 · 3 bd: 22 · In service since 2006 · For families
- Sugar Mill Senior Citizen Apts Tax credit (LIHTC) 405 Maynard St, Charlotte 48813 48 homes, 47 low-income · 1 bd: 44 · 2 bd: 4 · In service since 2004 · For older adults
- Edmond Senior Apartments, the Tax credit (LIHTC) 225 S Washington St, Charlotte 48813 40 low-income homes · 1 bd: 12 · 2 bd: 28 · In service since 2019 · For older adults
- Delta River Senior Village HUD-assisted 6090 W Michigan Ave, Lansing 48917 38 homes, 36 low-income · For older adults · (517) 489-2559
- Bellevue Place Apts Tax credit (LIHTC) 226 East St, Bellevue 49021 36 low-income homes · 1 bd: 20 · 2 bd: 15 · 3 bd: 1 · In service since 2003
- Spring Brook Manor HUD-assisted 300 King St, Eaton Rapids 48827 30 low-income homes · For older adults · (517) 663-1790
- Misty Cove Senior Apts Tax credit (LIHTC) 184 East Rd, Dimondale 48821 33 homes, 26 low-income · 1 bd: 27 · 2 bd: 6 · In service since 2002 · For older adults
- Parkview Terrace Public housing 210 E Main St, Potterville 48876 24 low-income homes · Run by Potterville Housing Commission · Average payment: $300 a month · Average wait: 15 months · (517) 349-1643
- Rivervue Apts Tax credit (LIHTC) 220 East St, Bellevue 49021 24 low-income homes · 1 bd: 12 · 2 bd: 12 · In service since 2004 · For families
- Sunfield Park Apts Tax credit (LIHTC) 415 Third St, Sunfield 48890 24 low-income homes · 1 bd: 16 · 2 bd: 8 · In service since 1994
- Vermontville Meadows Tax credit (LIHTC) 290 Spring St, Vermontville 49096 16 low-income homes · 1 bd: 8 · 2 bd: 8 · In service since 1995
- Alison House HUD-assisted 943 Allison House Ln, Lansing 48917 14 low-income homes · For people with disabilities · (517) 323-4222
- House of Ruth HUD-assisted 625 Tirrell Rd, Charlotte 48813 7 homes, 6 low-income · For people with disabilities · (517) 541-2734
- Butternut Creek Tax credit (LIHTC) 216 Butternut Dr, Charlotte 48813 84 homes
- Lansing Manor Tax credit (LIHTC) 5600 Mall Dr W, Lansing 48917 84 homes · In service since 2014 · For older adults, people with disabilities, families, people experiencing homelessness
- Kingston Place Senior Apts Tax credit (LIHTC) 501 King St, Eaton Rapids 48827 25 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 Eaton 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 Eaton 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
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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)
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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)
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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)
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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 | $21,600 | $35,950 | $57,500 |
| 2 people | $24,650 | $41,050 | $65,700 |
| 3 people | $27,750 | $46,200 | $73,900 |
| 4 people | $33,000 | $51,300 | $82,100 |
| 5 people | $38,680 | $55,450 | $88,700 |
| 6 people | $44,360 | $59,550 | $95,250 |
| 7 people | $50,040 | $63,650 | $101,850 |
| 8 people | $55,720 | $67,750 | $108,400 |
Area median income: $102,600. HUD income limits by family size, Fiscal year 2026. Area: Lansing-East Lansing, MI MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $932 – $1,140
- 1 bedroom $949 – $1,159
- 2 bedrooms $1,191 – $1,455
- 3 bedrooms $1,517 – $1,854
- 4 bedrooms $1,565 – $1,913
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 Services Mid-Michigan Section 8 vouchers · 212 vouchers (517) 541-1180 Housing Services Mid-Michigan: ddunn@housingservicesec.org
- Potterville Housing Commission Public housing and Section 8 vouchers · 28 vouchers · 24 public housing units (517) 349-1643 Potterville Housing Commission: hcwrozek@ingham.org
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 Eaton County
These HUD-approved agencies have offices in Eaton County. They counsel for free or at low cost.
-
Habitat for Humanity of Michigan
618 S Creyts Rd Ste B, Lansing · Spanish
Also serves in Arabic, American Sign Language (ASL), Cambodian, Cantonese, and 19 more languages.
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 11 more
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Housing Services Mid Michigan
319 S Cochran Ave, Charlotte
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 7 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Eaton 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
$2,646
What you need before you get the keys.
What adds up
- First month
- $1,323
- Security deposit
- $1,323
- Total
- $2,646
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 Eaton County?
According to HUD (Fiscal year 2027): Studio: $1,036; 1 bedroom: $1,054; 2 bedrooms: $1,323; 3 bedrooms: $1,685; 4 bedrooms: $1,739. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Eaton County?
Paying the 2-bedroom fair market rent ($1,323) without spending more than 30% of income takes $25.44 an hour full time, or $52,920 a year.
Who qualifies for Section 8 in Eaton County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $51,300 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 Eaton 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 $1,191 and $1,455 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Eaton County?
For 2 bedrooms they run from $1,150 in 49076 to $1,380 in 48917. 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 Eaton County?
HUD lists 20 properties with homes for low-income households in Eaton 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 Eaton County?
HUD counts rent as a burden when it reaches 30% of income or more. In Eaton County, 41% of renter households are in that position; in Michigan, 50%, and nationwide, 51% (Average 2020–2024, Census).