Section 8 · Ingham County
Data from November 2026
How much does Section 8 pay in Ingham County, Michigan?
HUD sets the 2-bedroom fair market rent in Ingham County at $1,323 a month (Fiscal year 2027). From that figure, your housing agency sets its payment standard, which as a rule runs from $1,191 to $1,455. The voucher pays up to that standard, minus your share: generally 30% of your adjusted monthly income.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,323
- a month, HUD, Fiscal year 2027
- 3% less than in Michigan
- Possible payment standard, 2 BR
- $1,191 – $1,455
- 90% to 110% of the fair market rent
- By ZIP code, 2 BR
- $1,150 – $1,580
- across 18 ZIP codes
- Section 8 vouchers
- 34,839
- at 3 agencies based here
Only here
Section 8 in Ingham County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Housing agencies based in Ingham County hold 34,839 housing vouchers. None of the 37 counties in Michigan with vouchers has more.
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Housing agencies based in Ingham County hold 34,839 vouchers: 73.4 for every 100 renter households. None of the 37 counties in Michigan with vouchers has more per household.
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Across the 18 ZIP codes in Ingham County, the 2-bedroom ZIP code fair market rent runs from $1,150 in 48819 to $1,580 in 48864: 37% more.
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Next door, in Shiawassee County, HUD sets the 2-bedroom fair market rent at $1,085: 18% less than in Ingham County ($1,323).
Sources: HUD (Retrieved November 6, 2026); U.S. Census Bureau (Average 2020–2024); HUD (Fiscal year 2027); HUD (Fiscal year 2027).
Fair market rent and payment standard
What the voucher can pay, by size
Each year HUD publishes a fair market rent (FMR) for each home size in Ingham County. Your housing agency uses it to set its payment standard: the most the voucher can pay toward rent and utilities.
- 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. Source: 24 CFR §888.113
- 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)
- Above 110% is an exception payment standard. Up to 120%, the agency only has to notify HUD that it meets certain criteria. Source: 24 CFR §982.503(d)
| Size | Fair rent per month | Possible payment standard |
|---|---|---|
| Studio | $1,036 | $932 – $1,140 |
| 1 bedroom | $1,054 | $949 – $1,159 |
| 2 bedrooms | $1,323 | $1,191 – $1,455 |
| 3 bedrooms | $1,685 | $1,517 – $1,854 |
| 4 bedrooms | $1,739 | $1,565 – $1,913 |
HUD area: Lansing-East Lansing, MI MSA. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent of each ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 18 ZIP codes in Ingham County (Fiscal year 2027). Where they are used, they are the basis of your home’s payment standard.
For 2 bedrooms they run from $1,150 in 48819 to $1,580 in 48864. With the 90% to 110% rule, the payment standard could run from $1,035 to $1,265 in 48819 and from $1,422 to $1,738 in 48864.
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)
Lowest and highest, by size
- Studio $880 – $1,240
- 1 bedroom $920 – $1,260
- 2 bedrooms $1,150 – $1,580
- 3 bedrooms $1,470 – $2,010
- 4 bedrooms $1,520 – $2,080
| ZIP code | Studio | 1 bd | 2 bd | 3 bd | 4 bd |
|---|---|---|---|---|---|
| 48819 | $880 | $920 | $1,150 | $1,470 | $1,520 |
| 48823 | $1,210 | $1,230 | $1,540 | $1,960 | $2,020 |
| 48824 | $1,200 | $1,210 | $1,520 | $1,940 | $2,000 |
| 48825 | $1,210 | $1,230 | $1,540 | $1,960 | $2,020 |
| 48840 | $1,020 | $1,040 | $1,310 | $1,670 | $1,730 |
| 48842 | $1,160 | $1,180 | $1,480 | $1,890 | $1,950 |
| 48854 | $1,100 | $1,120 | $1,400 | $1,780 | $1,840 |
| 48864 | $1,240 | $1,260 | $1,580 | $2,010 | $2,080 |
| 48892 | $910 | $1,140 | $1,320 | $1,830 | $2,060 |
| 48895 | $960 | $970 | $1,220 | $1,550 | $1,600 |
| 48910 | $1,030 | $1,040 | $1,310 | $1,670 | $1,720 |
| 48911 | $950 | $960 | $1,210 | $1,540 | $1,590 |
| 48912 | $1,080 | $1,100 | $1,380 | $1,760 | $1,810 |
| 48915 | $1,040 | $1,060 | $1,330 | $1,690 | $1,750 |
| 48933 | $920 | $930 | $1,170 | $1,490 | $1,540 |
| 49251 | $1,020 | $1,040 | $1,310 | $1,670 | $1,720 |
| 49264 | $880 | $920 | $1,150 | $1,470 | $1,520 |
| 49285 | $1,230 | $1,250 | $1,500 | $1,830 | $2,060 |
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
How it is figured
What the voucher pays and what you pay
The housing agency pays the owner directly. This is how it is figured, under HUD’s rules:
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The payment standard is the most the voucher pays. The agency pays the lower of the payment standard minus your share, or the rent with utilities minus your share. Source: 24 CFR §982.505(a), (b)
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Your share (the total tenant payment) is the highest of 30% of your adjusted monthly income, 10% of your monthly income, the part of public assistance set aside for housing, or the minimum rent. Source: 24 CFR §5.628(a)
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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 §982.305(a)(5), §982.508
A family of 4 earning HUD’s extremely low income limit in Ingham County has $33,000 a year, about $2,750 a month. 30% of that income is $825. Since adjusted income is the same or lower, the family’s share would generally not be more than that. If the agency sets the payment standard equal to the fair market rent ($1,323) and the 2-bedroom home rents for that, the voucher would pay about $498 or more.
- Rent, equal to the fair market rent
- $1,323
- Family share, at most
- $825
- Voucher payment, at least
- $498
This is only an example. Your agency figures your adjusted income, the home size you get and its own payment standard. Sources: HUD fair market rent (Fiscal year 2027) and HUD income limits (Fiscal year 2026).
How to apply
Where and how to ask for a voucher in Ingham County
3 housing agencies are based in Ingham County. This is how you apply:
- 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
- Because demand is high, you may need to sign up on several waiting lists. You do not need to live where you apply. Source: HUD
- Generally, your family must have very low income: no more than 50% of the area median income. In Ingham County, for a family of 4 that limit is $51,300 a year (Fiscal year 2026). Source: 24 CFR §5.603, §982.201(b)
How much can you earn? Check your case Section 8 and mixed-status families: how it worksRental help and public charge: what the rules sayHow to avoid rental scams: the signs and what to do
Housing agencies that serve this place
- Michigan State Housing Development Authority Section 8 vouchers · 32,481 vouchers (517) 241-0809 Michigan State Housing Development Authority: kemmisl@michigan.gov
- Lansing Housing Commission Public housing and Section 8 vouchers · 2,258 vouchers · 40 public housing units (517) 487-6550 Lansing Housing Commission: dfleming@lanshc.org
- Ingham County Housing Commission Public housing and Section 8 vouchers · 100 vouchers · 89 public housing units (517) 349-1643 Ingham County Housing Commission: lmattox@ingham.org
Housing agencies in Michigan HUD list of housing agencies Source: HUD, Retrieved November 6, 2026
Frequently asked questions
How much does Section 8 pay for 2 bedrooms in Ingham County?
It depends on your agency’s payment standard and your income. HUD sets the 2-bedroom fair market rent at $1,323 (Fiscal year 2027), and the basic payment standard can run from $1,191 to $1,455. The voucher pays up to that standard minus your share.
How much do I pay with a voucher?
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. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income.
Does the payment standard change by ZIP code in Ingham County?
For 2 bedrooms they run from $1,150 in 48819 to $1,580 in 48864. With the 90% to 110% rule, the payment standard could run from $1,035 to $1,265 in 48819 and from $1,422 to $1,738 in 48864. 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.
Where do I apply for Section 8 in Ingham County?
At a public housing agency. 3 are based in Ingham County, such as Michigan State Housing Development Authority and Lansing Housing Commission. If you qualify, your name usually goes on a waiting list. You can sign up on several: you do not need to live where you apply.
Who qualifies for Section 8 in Ingham County?
Generally, your family must have very low income: no more than 50% of the area median income. In Ingham County, for a family of 4 that limit is $51,300 a year (Fiscal year 2026).