Renting · Section 8
Data from November 2026
Renting in St. Joseph County, Michigan
St. Joseph County has a HUD fair market rent of $1,046 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $849 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.12 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,046
- a month, HUD, Fiscal year 2027
- 23% less than in Michigan
- Typical rent
- $849
- a month, Census, Average 2020–2024
- 25% less than in Michigan
- Wage needed
- $20.12
- an hour, 2 bedrooms
- Or $41,840 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 39%
- spend 30% or more of income on rent
- 23% less than in Michigan
Only here
Renting in St. Joseph County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
St. Joseph County has the 8th smallest share of rent-burdened renters of the 83 counties in Michigan (39%).
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 St. Joseph 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 St. Joseph County was $1,175 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 | $752 | $14.46 | $30,080 |
| 1 bedroom | $800 | $15.38 | $32,000 |
| 2 bedrooms | $1,046 | $20.12 | $41,840 |
| 3 bedrooms | $1,382 | $26.58 | $55,280 |
| 4 bedrooms | $1,461 | $28.10 | $58,440 |
HUD area: St. Joseph 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 16 ZIP codes in St. Joseph County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 49032 to $1,180 in 49066. 9 ZIP codes are above the county's fair market rent ($1,046).
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)
| 49030 | Branch County, MI | $830 | $880 | $1,140 | $1,500 | $1,590 |
|---|---|---|---|---|---|---|
| 49030 | St. Joseph County, MI | $830 | $880 | $1,140 | $1,500 | $1,590 |
| 49032 | St. Joseph County, MI | $730 | $780 | $1,010 | $1,350 | $1,430 |
| 49040 | Branch County, MI | $750 | $790 | $1,020 | $1,350 | $1,420 |
| 49040 | St. Joseph County, MI | $750 | $790 | $1,020 | $1,350 | $1,420 |
| 49042 | Cass County, MI | $730 | $820 | $1,020 | $1,350 | $1,500 |
| 49042 | St. Joseph County, MI | $730 | $820 | $1,020 | $1,350 | $1,500 |
| 49066 | St. Joseph County, MI | $850 | $900 | $1,180 | $1,560 | $1,650 |
| 49072 | Kalamazoo-Portage, MI | $810 | $900 | $1,130 | $1,490 | $1,580 |
| 49072 | St. Joseph County, MI | $810 | $900 | $1,130 | $1,490 | $1,580 |
| 49075 | St. Joseph County, MI | $780 | $830 | $1,080 | $1,430 | $1,510 |
| 49091 | St. Joseph County, MI | $780 | $830 | $1,080 | $1,430 | $1,510 |
| 49093 | Cass County, MI | $740 | $820 | $1,030 | $1,360 | $1,500 |
| 49093 | St. Joseph County, MI | $740 | $820 | $1,030 | $1,360 | $1,500 |
| 49099 | Cass County, MI | $810 | $870 | $1,120 | $1,480 | $1,590 |
| 49099 | St. Joseph County, MI | $810 | $870 | $1,120 | $1,480 | $1,590 |
- 49030 · Branch County, MI $1,140$1,500
- 49030 · St. Joseph County, MI $1,140$1,500
- 49032 · St. Joseph County, MI $1,010$1,350
- 49040 · Branch County, MI $1,020$1,350
- 49040 · St. Joseph County, MI $1,020$1,350
- 49042 · Cass County, MI $1,020$1,350
- 49042 · St. Joseph County, MI $1,020$1,350
- 49066 · St. Joseph County, MI $1,180$1,560
- 49072 · Kalamazoo-Portage, MI $1,130$1,490
- 49072 · St. Joseph County, MI $1,130$1,490
- 49075 · St. Joseph County, MI $1,080$1,430
- 49091 · St. Joseph County, MI $1,080$1,430
- 49093 · Cass County, MI $1,030$1,360
- 49093 · St. Joseph County, MI $1,030$1,360
- 49099 · Cass County, MI $1,120$1,480
- 49099 · St. Joseph County, MI $1,120$1,480
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 St. Joseph County, 39% 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.
39%
of renter households spend 30% or more of their income on rent.
5,640 households rent in St. Joseph County
- Spend half or more of their income 17%
- Spend 30% or more, but less than half 22%
- Spend less than 30% 61%
Compared with the state and the country
- St. Joseph 39%
- Michigan 50%
- United States 51%
Low-income apartments
Low-income apartments in St. Joseph County
HUD lists 20 properties with homes for low-income households in St. Joseph 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
- 6
- public housing
- 1
1,257 homes in all; 1,204 of them low-income, according to HUD.
- Riverside HUD-assisted 1220 Hov Aire Dr, Three Rivers 49093 126 low-income homes · For families · (269) 279-9297
- Riverside Townhouses (three Rivers) Tax credit (LIHTC) 1249 Lockport Dr, Three Rivers 49093 126 low-income homes · 1 bd: 23 · 2 bd: 79 · 3 bd: 24 · In service since 2012 · For families
- Village Manor Tax credit (LIHTC) 1302 Laura Ct, Sturgis 49091 122 low-income homes · 1 bd: 42 · 2 bd: 53 · 3 bd: 27 · In service since 2016 · For older adults, families
- Village Manor HUD-assisted 1311 Laura Ct, Sturgis 49091 122 low-income homes · For families · (269) 651-1416
- Gateway Village Sturgis Tax credit (LIHTC) 101 Gateway Village Drive, Sturgis 49091 100 homes, 80 low-income · 1 bd: 42 · 2 bd: 48 · 3 bd: 10 · In service since 2016
- Edgewater Place Tax credit (LIHTC) 214 River Dr, Three Rivers 49093 80 homes, 78 low-income · 1 bd: 52 · 2 bd: 28 · In service since 2015 · For families
- Gateway Village HUD-assisted 409 Gateway Ct, Sturgis 49091 100 homes, 75 low-income · For families · (269) 651-6918
- Edgewater Place Tax credit (LIHTC) 214 River Dr, Three Rivers 49093 79 homes, 75 low-income · 1 bd: 52 · 2 bd: 27 · In service since 1999
- Maple Towers Public housing 128 S Nottawa St, Sturgis 49091 71 low-income homes · Run by Sturgis Housing Commission · Average payment: $357 a month · Average wait: 2 months · (269) 651-8772
- Maplecrest Apartments HUD-assisted 1022 Maplecrest Ct, Three Rivers 49093 52 low-income homes · For families · (269) 273-7841
- Deer Creek Apts Tax credit (LIHTC) 1370 Cato Ln, Sturgis 49091 40 low-income homes · 2 bd: 32 · 3 bd: 8 · In service since 2005 · For families
- Enchanted Glen Tax credit (LIHTC) 466 S Burr Oak Rd, Colon 49040 36 low-income homes · 1 bd: 6 · 2 bd: 24 · 3 bd: 6 · In service since 2017
- Froh Manor Apts HUD-assisted 207 N Franks Ave, Sturgis 49091 33 low-income homes · For older adults · (269) 651-7840
- Woodbrook Senior Apts Tax credit (LIHTC) 700 N Douglas Ave, Three Rivers 49093 32 low-income homes · 1 bd: 28 · 2 bd: 4 · In service since 2002 · For older adults
- Bristle Arms Apts Tax credit (LIHTC) 210 S Elkhart St, White Pigeon 49099 24 low-income homes · 1 bd: 16 · 2 bd: 8 · In service since 2013
- Hampton Pointe Tax credit (LIHTC) 905 11th St, Three Rivers 49093 24 low-income homes · 1 bd: 4 · 2 bd: 20 · In service since 2008 · For older adults
- Pine Valley Apts Tax credit (LIHTC) 1050 Canaris St, Constantine 49042 24 low-income homes · 1 bd: 24 · In service since 2004 · For older adults
- Mill Race Manor Tax credit (LIHTC) 681 E Main St, Centreville 49032 24 homes, 23 low-income · 1 bd: 24 · In service since 1992
- Mystic Grove Apts Tax credit (LIHTC) 473 S Burr Oak Rd, Colon 49040 24 homes, 23 low-income · 1 bd: 24 · In service since 1992
- River Country Apartments HUD-assisted 120 Benjamin Dr, Three Rivers 49093 18 low-income homes · For people with disabilities · (269) 279-6439
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 St. Joseph 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 St. Joseph County. 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 | $18,050 | $30,100 | $48,100 |
| 2 people | $21,640 | $34,400 | $55,000 |
| 3 people | $27,320 | $38,700 | $61,850 |
| 4 people | $33,000 | $42,950 | $68,700 |
| 5 people | $38,680 | $46,400 | $74,200 |
| 6 people | $44,360 | $49,850 | $79,700 |
| 7 people | $50,040 | $53,300 | $85,200 |
| 8 people | $55,720 | $56,700 | $90,700 |
Area median income: $85,900. HUD income limits by family size, Fiscal year 2026. Area: St. Joseph County, MI. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $677 – $827
- 1 bedroom $720 – $880
- 2 bedrooms $941 – $1,151
- 3 bedrooms $1,244 – $1,520
- 4 bedrooms $1,315 – $1,607
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
- Sturgis Housing Commission Public housing · 71 public housing units (269) 651-8772 Sturgis Housing Commission: nikki@sturgishousing.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 St. Joseph County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
Neighborhoods Inc. of Battle Creek
47 North Washington Ave, Battle Creek · 33 miles away
- Budget and credit workshops
- Fair housing pre-purchase workshops
- and 5 more
-
Community Action Agency - Hillsdale Branch
55 Barnard St, Hillsdale · 46 miles away · Spanish
- Budget and financial counseling
- Homelessness services
- and 4 more
-
Housing Services Mid Michigan
319 S Cochran Ave, Charlotte · 57 miles away
- 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 St. Joseph 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
$2,092
What you need before you get the keys.
What adds up
- First month
- $1,046
- Security deposit
- $1,046
- Total
- $2,092
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 St. Joseph County?
According to HUD (Fiscal year 2027): Studio: $752; 1 bedroom: $800; 2 bedrooms: $1,046; 3 bedrooms: $1,382; 4 bedrooms: $1,461. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in St. Joseph County?
Paying the 2-bedroom fair market rent ($1,046) without spending more than 30% of income takes $20.12 an hour full time, or $41,840 a year.
Who qualifies for Section 8 in St. Joseph County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $42,950 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 St. Joseph 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 $941 and $1,151 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in St. Joseph County?
For 2 bedrooms they run from $1,010 in 49032 to $1,180 in 49066. 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 St. Joseph County?
HUD lists 20 properties with homes for low-income households in St. Joseph 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 St. Joseph County?
HUD counts rent as a burden when it reaches 30% of income or more. In St. Joseph County, 39% of renter households are in that position; in Michigan, 50%, and nationwide, 51% (Average 2020–2024, Census).