Renting · Section 8
Data from November 2026
Renting in Shiawassee County, Michigan
Shiawassee County has a HUD fair market rent of $1,085 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $899 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.87 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,085
- a month, HUD, Fiscal year 2027
- 20% less than in Michigan
- Typical rent
- $899
- a month, Census, Average 2020–2024
- 20% less than in Michigan
- Wage needed
- $20.87
- an hour, 2 bedrooms
- Or $43,400 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 47%
- spend 30% or more of income on rent
- 7% less than in Michigan
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 Shiawassee 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 Shiawassee County was $950 a month in September 2026. 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 | $798 | $15.35 | $31,920 |
| 1 bedroom | $829 | $15.94 | $33,160 |
| 2 bedrooms | $1,085 | $20.87 | $43,400 |
| 3 bedrooms | $1,457 | $28.02 | $58,280 |
| 4 bedrooms | $1,644 | $31.62 | $65,760 |
HUD area: Shiawassee 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 23 ZIP codes in Shiawassee County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 48429 to $1,640 in 48418. 14 ZIP codes are above the county's fair market rent ($1,085).
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)
| 48414 | Shiawassee County, MI | $780 | $810 | $1,060 | $1,420 | $1,610 |
|---|---|---|---|---|---|---|
| 48418 | Flint, MI | $1,210 | $1,310 | $1,640 | $2,170 | $2,470 |
| 48418 | Livingston County, MI | $1,210 | $1,310 | $1,640 | $2,170 | $2,470 |
| 48418 | Shiawassee County, MI | $1,210 | $1,310 | $1,640 | $2,170 | $2,470 |
| 48429 | Flint, MI | $740 | $780 | $1,010 | $1,370 | $1,540 |
| 48429 | Shiawassee County, MI | $740 | $780 | $1,010 | $1,370 | $1,540 |
| 48449 | Flint, MI | $920 | $1,010 | $1,280 | $1,660 | $1,890 |
| 48449 | Shiawassee County, MI | $920 | $1,010 | $1,280 | $1,660 | $1,890 |
| 48460 | Flint, MI | $730 | $780 | $1,010 | $1,350 | $1,480 |
| 48460 | Saginaw, MI | $730 | $780 | $1,010 | $1,350 | $1,480 |
| 48460 | Shiawassee County, MI | $730 | $780 | $1,010 | $1,350 | $1,480 |
| 48476 | Shiawassee County, MI | $740 | $780 | $1,010 | $1,370 | $1,540 |
| 48817 | Shiawassee County, MI | $850 | $880 | $1,150 | $1,540 | $1,740 |
| 48841 | Saginaw, MI | $830 | $880 | $1,150 | $1,520 | $1,680 |
| 48841 | Shiawassee County, MI | $830 | $880 | $1,150 | $1,520 | $1,680 |
| 48848 | Lansing-East Lansing, MI | $880 | $920 | $1,150 | $1,470 | $1,580 |
| 48848 | Shiawassee County, MI | $880 | $920 | $1,150 | $1,470 | $1,580 |
| 48857 | Shiawassee County, MI | $930 | $960 | $1,260 | $1,690 | $1,910 |
| 48867 | Saginaw, MI | $760 | $800 | $1,040 | $1,400 | $1,580 |
| 48867 | Shiawassee County, MI | $760 | $800 | $1,040 | $1,400 | $1,580 |
| 48872 | Lansing-East Lansing, MI | $930 | $1,140 | $1,320 | $1,830 | $2,060 |
| 48872 | Livingston County, MI | $930 | $1,140 | $1,320 | $1,830 | $2,060 |
| 48872 | Shiawassee County, MI | $930 | $1,140 | $1,320 | $1,830 | $2,060 |
- 48414 · Shiawassee County, MI $1,060$1,420
- 48418 · Flint, MI $1,640$2,170
- 48418 · Livingston County, MI $1,640$2,170
- 48418 · Shiawassee County, MI $1,640$2,170
- 48429 · Flint, MI $1,010$1,370
- 48429 · Shiawassee County, MI $1,010$1,370
- 48449 · Flint, MI $1,280$1,660
- 48449 · Shiawassee County, MI $1,280$1,660
- 48460 · Flint, MI $1,010$1,350
- 48460 · Saginaw, MI $1,010$1,350
- 48460 · Shiawassee County, MI $1,010$1,350
- 48476 · Shiawassee County, MI $1,010$1,370
- 48817 · Shiawassee County, MI $1,150$1,540
- 48841 · Saginaw, MI $1,150$1,520
- 48841 · Shiawassee County, MI $1,150$1,520
- 48848 · Lansing-East Lansing, MI $1,150$1,470
- 48848 · Shiawassee County, MI $1,150$1,470
- 48857 · Shiawassee County, MI $1,260$1,690
- 48867 · Saginaw, MI $1,040$1,400
- 48867 · Shiawassee County, MI $1,040$1,400
- 48872 · Lansing-East Lansing, MI $1,320$1,830
- 48872 · Livingston County, MI $1,320$1,830
- 48872 · Shiawassee County, MI $1,320$1,830
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 Shiawassee County, 47% 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.
47%
of renter households spend 30% or more of their income on rent.
5,590 households rent in Shiawassee County
- Spend half or more of their income 22%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 53%
Compared with the state and the country
- Shiawassee 47%
- Michigan 50%
- United States 51%
Low-income apartments
Low-income apartments in Shiawassee County
HUD lists 14 properties with homes for low-income households in Shiawassee County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 13
- HUD-assisted
- 4
804 homes in all; 670 of them low-income, according to HUD.
- Kona Villa Apts Tax credit (LIHTC) · HUD-assisted 1299 S Shiawassee St, Owosso 48867 120 low-income homes · 1 bd: 78 · 2 bd: 30 · 3 bd: 12 · In service since 2006 · For older adults, families · (989) 725-6337
- Ginger Square Tax credit (LIHTC) · HUD-assisted 1200 Penbrook Dr, Owosso 48867 108 low-income homes · 1 bd: 6 · 2 bd: 60 · 3 bd: 32 · 4 bd: 10 · In service since 2010 · For families · (989) 723-1331
- JPS Perry Tax credit (LIHTC) 160 N Washington St, Perry 48872 72 homes, 71 low-income · 1 bd: 48 · 2 bd: 24 · In service since 2014 · For older adults, people with disabilities, families, people experiencing homelessness
- Walnut Acres II Apts Tax credit (LIHTC) · HUD-assisted 217 Walnut St, Corunna 48817 56 low-income homes · 1 bd: 24 · 2 bd: 24 · 3 bd: 6 · 4 bd: 2 · In service since 2003 · For families · (989) 743-6200
- Cider Mill Apts Tax credit (LIHTC) 1850 Babcock St, Owosso 48867 48 homes, 47 low-income · 1 bd: 16 · 2 bd: 32 · In service since 2002 · For families
- Kingswood Estate HUD-assisted 2110 S Chipman St, Owosso 48867 120 homes, 45 low-income · For families · (517) 723-7453
- Walnut Acres I Tax credit (LIHTC) 209 Walnut St, Corunna 48817 48 homes, 44 low-income · 1 bd: 24 · 2 bd: 24 · In service since 2004 · For families
- JPS Owosso Tax credit (LIHTC) 219 Cleveland Ave, Owosso 48867 44 low-income homes · 1 bd: 40 · 2 bd: 4 · In service since 2013 · For older adults
- Cavalier Greene Tax credit (LIHTC) 106 S Shiawassee St, Corunna 48817 40 low-income homes · 1 bd: 10 · 2 bd: 30 · In service since 2017
- Stoney Creek Village (OWOSSO) Tax credit (LIHTC) 1694 N M 52, Owosso 48867 48 homes, 36 low-income · 1 bd: 20 · 2 bd: 28 · In service since 2004 · For older adults
- Lincoln House Tax credit (LIHTC) 120 Michigan Ave, Owosso 48867 28 low-income homes · 1 bd: 13 · 2 bd: 15 · In service since 2017
- New Lothrop Commons Apts Tax credit (LIHTC) 9272 Genesee St, New Lothrop 48460 16 low-income homes · 1 bd: 6 · 2 bd: 10 · In service since 1996
- Byron Manor Tax credit (LIHTC) 426 N Church St, Byron 48418 16 homes, 15 low-income · 1 bd: 4 · 2 bd: 12 · In service since 1996
- Sycamore House Tax credit (LIHTC) 100 W Sycamore St, Durand 48429 40 homes
3 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 Shiawassee County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Shiawassee County; the state's agencies can help you. Here is what the rules say:
The rules, with their source
-
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
-
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 | $18,450 | $30,700 | $49,100 |
| 2 people | $21,640 | $35,050 | $56,100 |
| 3 people | $27,320 | $39,450 | $63,100 |
| 4 people | $33,000 | $43,800 | $70,100 |
| 5 people | $38,680 | $47,350 | $75,750 |
| 6 people | $44,360 | $50,850 | $81,350 |
| 7 people | $50,040 | $54,350 | $86,950 |
| 8 people | $55,720 | $57,850 | $92,550 |
Area median income: $87,600. HUD income limits by family size, Fiscal year 2026. Area: Shiawassee County, MI. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $718 – $878
- 1 bedroom $746 – $912
- 2 bedrooms $977 – $1,194
- 3 bedrooms $1,311 – $1,603
- 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
HUD lists no housing agency with an office in Shiawassee County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
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 Shiawassee County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
Michigan State University Extension Services
446 W Circle Dr, East Lansing · 23 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 4 more
-
Genesee County Habitat for Humanity
101 Burton St, Flint · 24 miles away
- Fair housing pre-purchase workshops
- Pre-purchase counseling
- and 2 more
-
Capital Area Housing Partnership
1900 S Cedar St Ste C3, Lansing · 26 miles away
Also serves in other languages.
- Mortgage delinquency and default
- Budget and credit workshops
- and 8 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Shiawassee 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
$2,170
What you need before you get the keys.
What adds up
- First month
- $1,085
- Security deposit
- $1,085
- Total
- $2,170
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 Shiawassee County?
According to HUD (Fiscal year 2027): Studio: $798; 1 bedroom: $829; 2 bedrooms: $1,085; 3 bedrooms: $1,457; 4 bedrooms: $1,644. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Shiawassee County?
Paying the 2-bedroom fair market rent ($1,085) without spending more than 30% of income takes $20.87 an hour full time, or $43,400 a year.
Who qualifies for Section 8 in Shiawassee County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $43,800 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 Shiawassee 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 $977 and $1,194 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Shiawassee County?
For 2 bedrooms they run from $1,010 in 48429 to $1,640 in 48418. 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 Shiawassee County?
HUD lists 14 properties with homes for low-income households in Shiawassee County: tax-credit apartments (LIHTC) and HUD-assisted buildings. 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 Shiawassee County?
HUD counts rent as a burden when it reaches 30% of income or more. In Shiawassee County, 47% of renter households are in that position; in Michigan, 50%, and nationwide, 51% (Average 2020–2024, Census).