Renting · Section 8
Data from November 2026
Renting in Isabella County, Michigan
Isabella County has a HUD fair market rent of $1,059 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $913 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.37 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,059
- a month, HUD, Fiscal year 2027
- 22% less than in Michigan
- Typical rent
- $913
- a month, Census, Average 2020–2024
- 19% less than in Michigan
- Wage needed
- $20.37
- an hour, 2 bedrooms
- Or $42,360 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 52%
- spend 30% or more of income on rent
- 3% more than in Michigan
Only here
Renting in Isabella County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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At 62%, Isabella County ranks 3rd among the 83 counties in Michigan for the lowest homeownership rate.
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Nearby, in Gladwin County, the typical rent is $690: 24% less than in Isabella County ($913).
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 Isabella 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 Isabella County was $1,112 a month in September 2026: 9.7% 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 | $883 | $16.98 | $35,320 |
| 1 bedroom | $888 | $17.08 | $35,520 |
| 2 bedrooms | $1,059 | $20.37 | $42,360 |
| 3 bedrooms | $1,385 | $26.63 | $55,400 |
| 4 bedrooms | $1,428 | $27.46 | $57,120 |
HUD area: Isabella County, MI. 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 12 ZIP codes in Isabella County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 48878 to $1,530 in 48893. 11 ZIP codes are above the county's fair market rent ($1,059).
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)
| 48858 | Isabella County, MI | $890 | $900 | $1,080 | $1,400 | $1,520 |
|---|---|---|---|---|---|---|
| 48858 | Midland, MI | $890 | $900 | $1,080 | $1,400 | $1,520 |
| 48859 | Isabella County, MI | $890 | $900 | $1,070 | $1,400 | $1,440 |
| 48878 | Isabella County, MI | $850 | $850 | $1,010 | $1,340 | $1,380 |
| 48883 | Gratiot County, MI | $830 | $840 | $1,080 | $1,370 | $1,520 |
| 48883 | Isabella County, MI | $830 | $840 | $1,080 | $1,370 | $1,520 |
| 48883 | Midland, MI | $830 | $840 | $1,080 | $1,370 | $1,520 |
| 48893 | Isabella County, MI | $1,280 | $1,280 | $1,530 | $2,000 | $2,060 |
| 48896 | Isabella County, MI | $890 | $900 | $1,070 | $1,400 | $1,440 |
| 49310 | Isabella County, MI | $1,020 | $1,070 | $1,290 | $1,650 | $1,820 |
| 49310 | Mecosta County, MI | $1,020 | $1,070 | $1,290 | $1,650 | $1,820 |
| 49310 | Montcalm County, MI | $1,020 | $1,070 | $1,290 | $1,650 | $1,820 |
- 48858 · Isabella County, MI $1,080$1,400
- 48858 · Midland, MI $1,080$1,400
- 48859 · Isabella County, MI $1,070$1,400
- 48878 · Isabella County, MI $1,010$1,340
- 48883 · Gratiot County, MI $1,080$1,370
- 48883 · Isabella County, MI $1,080$1,370
- 48883 · Midland, MI $1,080$1,370
- 48893 · Isabella County, MI $1,530$2,000
- 48896 · Isabella County, MI $1,070$1,400
- 49310 · Isabella County, MI $1,290$1,650
- 49310 · Mecosta County, MI $1,290$1,650
- 49310 · Montcalm County, MI $1,290$1,650
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 Isabella County, 52% 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.
52%
of renter households spend 30% or more of their income on rent.
9,508 households rent in Isabella County
- Spend half or more of their income 28%
- Spend 30% or more, but less than half 23%
- Spend less than 30% 48%
Compared with the state and the country
- Isabella 52%
- Michigan 50%
- United States 51%
Low-income apartments
Low-income apartments in Isabella County
HUD lists 17 properties with homes for low-income households in Isabella 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)
- 12
- HUD-assisted
- 4
- public housing
- 1
1,189 homes in all; 1,154 of them low-income, according to HUD.
- Winchester Tower / Oxford Row II HUD-assisted 1517 Canterbury Trl, Mount Pleasant 48858 189 low-income homes · For families · (989) 773-4455
- Oxford Row II Tax credit (LIHTC) 1517 Canterbury Trl, Mt Pleasant 48858 189 homes, 188 low-income · 1 bd: 135 · 2 bd: 46 · 3 bd: 8 · In service since 2006 · For older adults, families
- Oxford Row I Tax credit (LIHTC) 1517 Canterbury Trl, Mt Pleasant 48858 130 low-income homes · 1 bd: 72 · 2 bd: 48 · 3 bd: 10 · In service since 2006 · For families
- Riverview Apts Public housing 1 W Mosher St, Mount Pleasant 48858 123 low-income homes · Run by Mount Pleasant Housing Commission · Average payment: $372 a month · Average wait: 60 months · (989) 773-3784
- Chase Run Apts Tax credit (LIHTC) 3750 S Isabella Rd, Mt Pleasant 48858 112 low-income homes · 1 bd: 12 · 2 bd: 76 · 3 bd: 24 · In service since 1999
- Dover Court Tax credit (LIHTC) 1535 E Broomfield St, Mt Pleasant 48858 65 homes, 64 low-income · 1 bd: 46 · 2 bd: 19 · In service since 1999
- Arbors at Eagle Crest II Tax credit (LIHTC) 5100 N Eagle Crst, Mt Pleasant 48858 48 low-income homes · 1 bd: 8 · 2 bd: 24 · 3 bd: 16 · In service since 2007 · For families
- Chase Run II Apts Tax credit (LIHTC) 3760 S Isabella Rd, Mt Pleasant 48858 48 low-income homes · 1 bd: 9 · 2 bd: 28 · 3 bd: 11 · In service since 2001
- Springbrook Townhomes Phase I Tax credit (LIHTC) 4650 S Isabella Rd, Mt Pleasant 48858 48 low-income homes · 2 bd: 24 · 3 bd: 24 · In service since 2005 · For people with disabilities, families
- Springbrook Townhomes Phase II Tax credit (LIHTC) 4650 S Isabella Rd, Mt Pleasant 48858 48 low-income homes · 2 bd: 25 · 3 bd: 23 · In service since 2006 · For families
- Cranbrook Senior Village Tax credit (LIHTC) 4608 S Isabella Rd, Mt Pleasant 48858 40 low-income homes · In service since 2009 · For older adults
- Oak Tree Village HUD-assisted 316 S Oak St, Mount Pleasant 48858 72 homes, 39 low-income · For families · (989) 773-3625
- Immanuel Village HUD-assisted 310 S Bradley St, Mount Pleasant 48858 26 low-income homes · For older adults · (989) 773-7274
- Rosebush Estates Tax credit (LIHTC) 4220 N Mission Rd, Rosebush 48878 20 low-income homes · 1 bd: 7 · 2 bd: 12 · 3 bd: 1 · In service since 2002
- Devine House HUD-assisted 901 McVey St, Mount Pleasant 48858 12 low-income homes · For people with disabilities · (989) 772-0574
- Rivers Bluff Townhomes Tax credit (LIHTC) 805 W Broadway St, Mt Pleasant 48858 11 low-income homes · 2 bd: 10 · 3 bd: 1 · In service since 2005 · For older adults
- The Mill II Tax credit (LIHTC) 411 W Broadway St, Mt Pleasant 48858 8 low-income homes · 1 bd: 8 · In service since 2003 · For families
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 Isabella 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 Isabella 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
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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 | $17,600 | $29,300 | $46,850 |
| 2 people | $21,640 | $33,450 | $53,550 |
| 3 people | $27,320 | $37,650 | $60,250 |
| 4 people | $33,000 | $41,800 | $66,900 |
| 5 people | $38,680 | $45,150 | $72,300 |
| 6 people | $44,360 | $48,500 | $77,650 |
| 7 people | $50,040 | $51,850 | $83,000 |
| 8 people | $55,200 | $55,200 | $88,350 |
Area median income: $79,000. HUD income limits by family size, Fiscal year 2026. Area: Isabella County, MI. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $795 – $971
- 1 bedroom $799 – $977
- 2 bedrooms $953 – $1,165
- 3 bedrooms $1,247 – $1,524
- 4 bedrooms $1,285 – $1,571
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
- Mount Pleasant Housing Commission Public housing and Section 8 vouchers · 54 vouchers · 123 public housing units (989) 773-3784 Mount Pleasant Housing Commission: director@mphcstaff.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 Isabella County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Michigan State University Extension - Clare C
225 W. Main St, Harrison · 26 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
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Michigan State University Extension - Ionia
50 E Sprague Rd, Ionia · 50 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
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Northwest Michigan Communty Action Agency , Inc
1640 Marty Paul St, Cadillac · 52 miles away
Also serves in American Sign Language (ASL).
- Mortgage delinquency and default
- Budget and financial counseling
- and 9 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Isabella 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
$2,118
What you need before you get the keys.
What adds up
- First month
- $1,059
- Security deposit
- $1,059
- Total
- $2,118
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 Isabella County?
According to HUD (Fiscal year 2027): Studio: $883; 1 bedroom: $888; 2 bedrooms: $1,059; 3 bedrooms: $1,385; 4 bedrooms: $1,428. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Isabella County?
Paying the 2-bedroom fair market rent ($1,059) without spending more than 30% of income takes $20.37 an hour full time, or $42,360 a year.
Who qualifies for Section 8 in Isabella County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $41,800 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 Isabella 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 $953 and $1,165 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Isabella County?
For 2 bedrooms they run from $1,010 in 48878 to $1,530 in 48893. 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 Isabella County?
HUD lists 17 properties with homes for low-income households in Isabella 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 Isabella County?
HUD counts rent as a burden when it reaches 30% of income or more. In Isabella County, 52% of renter households are in that position; in Michigan, 50%, and nationwide, 51% (Average 2020–2024, Census).