Renting · Section 8
Data from November 2026
Renting in Mecosta County, Michigan
Mecosta County has a HUD fair market rent of $1,063 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $934 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.44 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,063
- a month, HUD, Fiscal year 2027
- 22% less than in Michigan
- Typical rent
- $934
- a month, Census, Average 2020–2024
- 17% less than in Michigan
- Wage needed
- $20.44
- an hour, 2 bedrooms
- Or $42,520 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 Mecosta County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Mecosta County has the highest typical rent in its area: $934, more than any of its 6 neighboring counties; next is Isabella County ($913).
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12% of households in Mecosta County have no internet at home, against 7% in Michigan.
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 Mecosta 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)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $758 | $14.58 | $30,320 |
| 1 bedroom | $863 | $16.60 | $34,520 |
| 2 bedrooms | $1,063 | $20.44 | $42,520 |
| 3 bedrooms | $1,323 | $25.44 | $52,920 |
| 4 bedrooms | $1,644 | $31.62 | $65,760 |
HUD area: Mecosta 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 14 ZIP codes in Mecosta County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 49305 to $1,100 in 49336. 6 ZIP codes are above the county's fair market rent ($1,063).
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)
| 49305 | Isabella County, MI | $790 | $830 | $1,010 | $1,280 | $1,560 |
|---|---|---|---|---|---|---|
| 49305 | Mecosta County, MI | $790 | $830 | $1,010 | $1,280 | $1,560 |
| 49307 | Mecosta County, MI | $770 | $870 | $1,080 | $1,350 | $1,660 |
| 49307 | Newaygo County, MI | $770 | $870 | $1,080 | $1,350 | $1,660 |
| 49320 | Mecosta County, MI | $720 | $820 | $1,010 | $1,260 | $1,580 |
| 49332 | Mecosta County, MI | $730 | $840 | $1,030 | $1,280 | $1,590 |
| 49336 | Mecosta County, MI | $780 | $920 | $1,100 | $1,370 | $1,690 |
| 49336 | Montcalm County, MI | $780 | $920 | $1,100 | $1,370 | $1,690 |
| 49336 | Newaygo County, MI | $780 | $920 | $1,100 | $1,370 | $1,690 |
| 49340 | Isabella County, MI | $790 | $830 | $1,010 | $1,290 | $1,530 |
| 49340 | Mecosta County, MI | $790 | $830 | $1,010 | $1,290 | $1,530 |
| 49342 | Mecosta County, MI | $760 | $870 | $1,070 | $1,330 | $1,660 |
| 49346 | Mecosta County, MI | $720 | $820 | $1,010 | $1,260 | $1,580 |
| 49346 | Newaygo County, MI | $720 | $820 | $1,010 | $1,260 | $1,580 |
- 49305 · Isabella County, MI $1,010$1,280
- 49305 · Mecosta County, MI $1,010$1,280
- 49307 · Mecosta County, MI $1,080$1,350
- 49307 · Newaygo County, MI $1,080$1,350
- 49320 · Mecosta County, MI $1,010$1,260
- 49332 · Mecosta County, MI $1,030$1,280
- 49336 · Mecosta County, MI $1,100$1,370
- 49336 · Montcalm County, MI $1,100$1,370
- 49336 · Newaygo County, MI $1,100$1,370
- 49340 · Isabella County, MI $1,010$1,290
- 49340 · Mecosta County, MI $1,010$1,290
- 49342 · Mecosta County, MI $1,070$1,330
- 49346 · Mecosta County, MI $1,010$1,260
- 49346 · Newaygo County, MI $1,010$1,260
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 Mecosta 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.
3,857 households rent in Mecosta County
- Spend half or more of their income 28%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 48%
Compared with the state and the country
- Mecosta 52%
- Michigan 50%
- United States 51%
Low-income apartments
Low-income apartments in Mecosta County
HUD lists 13 properties with homes for low-income households in Mecosta 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)
- 9
- HUD-assisted
- 3
- public housing
- 2
725 homes in all; 711 of them low-income, according to HUD.
- Parkview Village Public housing 609 Adams St, Big Rapids 49307 156 low-income homes · Run by Big Rapids Housing Commission · Average payment: $399 a month · Average wait: 1 month · (231) 796-8689
- Evergreen Village Public housing 1805 Milton Ave, Big Rapids 49307 131 low-income homes · Run by Big Rapids Housing Commission · Average payment: $566 a month · Average wait: 220 months · (231) 796-8689
- Country Place Family & Senior Citizen Tax credit (LIHTC) 815 Country Way, Big Rapids 49307 68 homes, 67 low-income · 1 bd: 36 · 2 bd: 32 · In service since 2011 · For older adults, families
- Apple Ridge Apts HUD-assisted 1133 Fuller Ave, Big Rapids 49307 48 low-income homes · For families · (231) 796-2303
- Remus Apts Tax credit (LIHTC) · HUD-assisted 8890 35th Ave, Remus 49340 48 low-income homes · 1 bd: 40 · 2 bd: 8 · In service since 2003 · For older adults, families · (989) 967-8121
- Ryan Creek Apts Tax credit (LIHTC) 18966 16 Mile Rd, Big Rapids 49307 48 homes, 47 low-income · 1 bd: 8 · 2 bd: 24 · 3 bd: 16 · In service since 2003 · For families
- Ryan Creek II Apts Tax credit (LIHTC) 18914 16 Mile Rd, Big Rapids 49307 48 homes, 47 low-income · 1 bd: 8 · 2 bd: 24 · 3 bd: 16 · In service since 2005 · For families
- Village Green Tax credit (LIHTC) 1304 Catherine St, Big Rapids 49307 48 homes, 46 low-income · 1 bd: 25 · 2 bd: 23 · In service since 2001
- Nisbett-Fairman Residences Tax credit (LIHTC) 101 S Michigan Ave, Big Rapids 49307 47 homes, 38 low-income · 1 bd: 43 · 2 bd: 4 · In service since 2002 · For older adults
- Meadow Park Tax credit (LIHTC) 1835 Milton Ave, Big Rapids 49307 24 low-income homes · 1 bd: 12 · 2 bd: 12 · In service since 2017
- White Pine Manor Tax credit (LIHTC) 300 N Perry St, Barryton 49305 24 low-income homes · 1 bd: 16 · 2 bd: 8 · In service since 2005 · For families
- Watertower Place / Big Rapids HUD-assisted 715 Water Tower Rd, Big Rapids 49307 19 low-income homes · For people with disabilities · (231) 796-8689
- Roseville Apts Tax credit (LIHTC) 11058 80th Ave, Mecosta 49332 16 low-income homes · 1 bd: 8 · 2 bd: 8 · In service since 1996
One property has two programs at the same address and appears 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 Mecosta 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 Mecosta 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: $81,700. HUD income limits by family size, Fiscal year 2026. Area: Mecosta County, MI. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $682 – $834
- 1 bedroom $777 – $949
- 2 bedrooms $957 – $1,169
- 3 bedrooms $1,191 – $1,455
- 4 bedrooms $1,480 – $1,808
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
- Big Rapids Housing Commission Public housing · 287 public housing units (231) 796-8689 Big Rapids Housing Commission: lmiller@bigrapidshousing.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 Mecosta County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Truenorth Community Services
6308 S Warner Ave, Fremont · 33 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 8 more
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Michigan State University Extension - Clare C
225 W. Main St, Harrison · 38 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
-
Northwest Michigan Communty Action Agency , Inc
1640 Marty Paul St, Cadillac · 44 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 Mecosta 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
$2,126
What you need before you get the keys.
What adds up
- First month
- $1,063
- Security deposit
- $1,063
- Total
- $2,126
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 Mecosta County?
According to HUD (Fiscal year 2027): Studio: $758; 1 bedroom: $863; 2 bedrooms: $1,063; 3 bedrooms: $1,323; 4 bedrooms: $1,644. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Mecosta County?
Paying the 2-bedroom fair market rent ($1,063) without spending more than 30% of income takes $20.44 an hour full time, or $42,520 a year.
Who qualifies for Section 8 in Mecosta 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 Mecosta 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 $957 and $1,169 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Mecosta County?
For 2 bedrooms they run from $1,010 in 49305 to $1,100 in 49336. 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 Mecosta County?
HUD lists 13 properties with homes for low-income households in Mecosta 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 Mecosta County?
HUD counts rent as a burden when it reaches 30% of income or more. In Mecosta County, 52% of renter households are in that position; in Michigan, 50%, and nationwide, 51% (Average 2020–2024, Census).