Renting · Section 8
Data from November 2026
Renting in Van Buren County, Michigan
Van Buren County has a HUD fair market rent of $1,040 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $870 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.00 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,040
- a month, HUD, Fiscal year 2027
- 24% less than in Michigan
- Typical rent
- $870
- a month, Census, Average 2020–2024
- 23% less than in Michigan
- Wage needed
- $20.00
- an hour, 2 bedrooms
- Or $41,600 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 48%
- spend 30% or more of income on rent
- 4% 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 Van Buren 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 Van Buren County was $1,626 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 | $724 | $13.92 | $28,960 |
| 1 bedroom | $795 | $15.29 | $31,800 |
| 2 bedrooms | $1,040 | $20.00 | $41,600 |
| 3 bedrooms | $1,370 | $26.35 | $54,800 |
| 4 bedrooms | $1,425 | $27.40 | $57,000 |
HUD area: Van Buren 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 Van Buren County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 49045 to $1,340 in 49071. 17 ZIP codes are above the county's fair market rent ($1,040).
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)
| 49013 | Van Buren County, MI | $790 | $860 | $1,130 | $1,490 | $1,550 |
|---|---|---|---|---|---|---|
| 49026 | Allegan County, MI | $870 | $870 | $1,150 | $1,460 | $1,590 |
| 49026 | Van Buren County, MI | $870 | $870 | $1,150 | $1,460 | $1,590 |
| 49027 | Van Buren County, MI | $730 | $800 | $1,050 | $1,380 | $1,440 |
| 49043 | Niles, MI | $800 | $870 | $1,140 | $1,490 | $1,530 |
| 49043 | Van Buren County, MI | $800 | $870 | $1,140 | $1,490 | $1,530 |
| 49045 | Cass County, MI | $720 | $820 | $1,010 | $1,340 | $1,500 |
| 49045 | Van Buren County, MI | $720 | $820 | $1,010 | $1,340 | $1,500 |
| 49055 | Allegan County, MI | $870 | $870 | $1,150 | $1,430 | $1,590 |
| 49055 | Van Buren County, MI | $870 | $870 | $1,150 | $1,430 | $1,590 |
| 49056 | Allegan County, MI | $880 | $940 | $1,230 | $1,570 | $1,710 |
| 49056 | Van Buren County, MI | $880 | $940 | $1,230 | $1,570 | $1,710 |
| 49057 | Van Buren County, MI | $710 | $780 | $1,010 | $1,350 | $1,400 |
| 49063 | Van Buren County, MI | $720 | $800 | $1,040 | $1,370 | $1,420 |
| 49064 | Van Buren County, MI | $710 | $780 | $1,010 | $1,350 | $1,400 |
| 49065 | Cass County, MI | $760 | $900 | $1,060 | $1,400 | $1,500 |
| 49065 | Kalamazoo-Portage, MI | $760 | $900 | $1,060 | $1,400 | $1,500 |
| 49065 | Van Buren County, MI | $760 | $900 | $1,060 | $1,400 | $1,500 |
| 49071 | Kalamazoo-Portage, MI | $950 | $1,060 | $1,340 | $1,770 | $1,850 |
| 49071 | Van Buren County, MI | $950 | $1,060 | $1,340 | $1,770 | $1,850 |
| 49079 | Van Buren County, MI | $720 | $800 | $1,040 | $1,370 | $1,420 |
| 49090 | Allegan County, MI | $870 | $870 | $1,150 | $1,440 | $1,590 |
| 49090 | Van Buren County, MI | $870 | $870 | $1,150 | $1,440 | $1,590 |
- 49013 · Van Buren County, MI $1,130$1,490
- 49026 · Allegan County, MI $1,150$1,460
- 49026 · Van Buren County, MI $1,150$1,460
- 49027 · Van Buren County, MI $1,050$1,380
- 49043 · Niles, MI $1,140$1,490
- 49043 · Van Buren County, MI $1,140$1,490
- 49045 · Cass County, MI $1,010$1,340
- 49045 · Van Buren County, MI $1,010$1,340
- 49055 · Allegan County, MI $1,150$1,430
- 49055 · Van Buren County, MI $1,150$1,430
- 49056 · Allegan County, MI $1,230$1,570
- 49056 · Van Buren County, MI $1,230$1,570
- 49057 · Van Buren County, MI $1,010$1,350
- 49063 · Van Buren County, MI $1,040$1,370
- 49064 · Van Buren County, MI $1,010$1,350
- 49065 · Cass County, MI $1,060$1,400
- 49065 · Kalamazoo-Portage, MI $1,060$1,400
- 49065 · Van Buren County, MI $1,060$1,400
- 49071 · Kalamazoo-Portage, MI $1,340$1,770
- 49071 · Van Buren County, MI $1,340$1,770
- 49079 · Van Buren County, MI $1,040$1,370
- 49090 · Allegan County, MI $1,150$1,440
- 49090 · Van Buren County, MI $1,150$1,440
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 Van Buren County, 48% 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.
48%
of renter households spend 30% or more of their income on rent.
5,951 households rent in Van Buren County
- Spend half or more of their income 26%
- Spend 30% or more, but less than half 22%
- Spend less than 30% 52%
Compared with the state and the country
- Van Buren 48%
- Michigan 50%
- United States 51%
Low-income apartments
Low-income apartments in Van Buren County
HUD lists 21 properties with homes for low-income households in Van Buren 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)
- 16
- HUD-assisted
- 3
- public housing
- 3
1,027 homes in all; 956 of them low-income, according to HUD.
- River Terrace Apts Public housing 220 Broadway St, South Haven 49090 122 low-income homes · Run by South Haven Housing Commission · Average payment: $490 a month · Average wait: 9 months · (269) 637-5755
- Miller Court Senior Apartments Tax credit (LIHTC) · HUD-assisted 205 Miller Ct, Paw Paw 49079 81 low-income homes · 1 bd: 81 · In service since 2017 · For older adults
- Brush Creek Woodside HUD-assisted 215 S Wendell Ave, Hartford 49057 66 low-income homes · For older adults · (269) 621-2438
- Park Meadows of South Haven Tax credit (LIHTC) 11225 Park Meadows Dr, South Haven 49090 63 homes, 62 low-income · 1 bd: 11 · 2 bd: 24 · 3 bd: 28 · In service since 2008 · For older adults, people with disabilities, families, people experiencing homelessness
- Village Commons Apts Tax credit (LIHTC) 121 Walker St, Lawton 49065 59 homes, 58 low-income · 1 bd: 16 · 2 bd: 43 · In service since 2011 · For families
- Cogic Village (BANGOR) Tax credit (LIHTC) 333 Cemetery Rd, Bangor 49013 50 low-income homes · 2 bd: 34 · 3 bd: 16 · In service since 2003 · For families
- Doranne Green Tax credit (LIHTC) 500 W Shepard St, Hartford 49057 49 low-income homes · 3 bd: 35 · 4 bd: 14 · In service since 2007 · For families
- Coastal Crossing Apts Tax credit (LIHTC) 72300 Erika Way, South Haven 49090 48 low-income homes · 1 bd: 4 · 2 bd: 20 · 3 bd: 24 · In service since 2002 · For families
- Woda Decatur Downs Tax credit (LIHTC) 409 E Edgar Bergen Blvd, Decatur 49045 48 low-income homes · 1 bd: 7 · 2 bd: 41 · In service since 2018
- Woda Lawrence Downs Tax credit (LIHTC) 595 S Paw Paw St, Lawrence 49064 48 low-income homes · 1 bd: 7 · 2 bd: 41 · In service since 2018
- Black River Commons Public housing 820 2nd St, Bangor 49013 44 low-income homes · Run by Bangor Housing Commission · Average payment: $490 a month · Homes at several sites · (269) 427-5535
- Berkshire - Paw Paw Tax credit (LIHTC) 308 E Michigan Ave, Paw Paw 49079 42 low-income homes · 1 bd: 29 · 2 bd: 13 · In service since 2017 · For older adults
- Coastal Crossing II Apts Tax credit (LIHTC) 04915 Cecilia Dr, South Haven 49090 40 low-income homes · 1 bd: 8 · 2 bd: 24 · 3 bd: 8 · In service since 2005 · For families
- Covert TWP Pub HSG Public housing 73860 E Lake St, Covert 49043 40 low-income homes · Run by Covert Public Housing Commission · Average payment: $431 a month · Average wait: 27 months · Homes at several sites · (269) 764-8881
- Briar Hills Townhouses HUD-assisted 1010 6th Ave, South Haven 49090 50 homes, 33 low-income · For families · (269) 637-1782
- Center Street (in Hartford) Tax credit (LIHTC) 520 S Center St, Hartford 49057 32 homes, 31 low-income · 1 bd: 12 · 2 bd: 16 · 3 bd: 4 · In service since 1998
- South Street Apts Tax credit (LIHTC) 325 South St, Lawrence 49064 24 low-income homes · 1 bd: 12 · 2 bd: 12 · In service since 1991
- Vineyard Villas Tax credit (LIHTC) 675 Hazen St, Paw Paw 49079 24 low-income homes · 1 bd: 8 · 2 bd: 16 · In service since 1995
- Creekside Manor Tax credit (LIHTC) 24810 W McGillen Ave, Mattawan 49071 24 homes, 23 low-income · 1 bd: 24 · In service since 1992
- Vintage Court Apts Tax credit (LIHTC) 401 Orchard St, Lawton 49065 24 homes, 23 low-income · 1 bd: 20 · 2 bd: 4 · In service since 1991
- Maxwell Place Senior Tax credit (LIHTC) 04939 Cecilia Dr, South Haven 49090 49 homes
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 Van Buren County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 4 agencies serve in Van Buren 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 | $19,850 | $33,050 | $52,850 |
| 2 people | $22,650 | $37,800 | $60,400 |
| 3 people | $27,320 | $42,500 | $67,950 |
| 4 people | $33,000 | $47,200 | $75,500 |
| 5 people | $38,680 | $51,000 | $81,550 |
| 6 people | $44,360 | $54,800 | $87,600 |
| 7 people | $50,040 | $58,550 | $93,650 |
| 8 people | $55,720 | $62,350 | $99,700 |
Area median income: $94,400. HUD income limits by family size, Fiscal year 2026. Area: Van Buren County, MI. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $652 – $796
- 1 bedroom $716 – $875
- 2 bedrooms $936 – $1,144
- 3 bedrooms $1,233 – $1,507
- 4 bedrooms $1,283 – $1,568
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
- South Haven Housing Commission Public housing · 122 public housing units (269) 637-5755 South Haven Housing Commission: director@southhavenhc.org
- Bangor Housing Commission Public housing · 44 public housing units (269) 427-5535 Bangor Housing Commission: director@bhcstaff.org
- Covert Public Housing Commission Public housing · 40 public housing units (269) 764-8881 Covert Public Housing Commission: coverthousing@gmail.com
- Paw Paw Housing Commission Public housing (269) 657-4776
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 Van Buren County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
-
Community Action House
739 Paw Paw Dr, Holland · 37 miles away · Spanish
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Van Buren 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
$2,080
What you need before you get the keys.
What adds up
- First month
- $1,040
- Security deposit
- $1,040
- Total
- $2,080
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 Van Buren County?
According to HUD (Fiscal year 2027): Studio: $724; 1 bedroom: $795; 2 bedrooms: $1,040; 3 bedrooms: $1,370; 4 bedrooms: $1,425. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Van Buren County?
Paying the 2-bedroom fair market rent ($1,040) without spending more than 30% of income takes $20.00 an hour full time, or $41,600 a year.
Who qualifies for Section 8 in Van Buren County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $47,200 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 Van Buren 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 $936 and $1,144 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Van Buren County?
For 2 bedrooms they run from $1,010 in 49045 to $1,340 in 49071. 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 Van Buren County?
HUD lists 21 properties with homes for low-income households in Van Buren 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 Van Buren County?
HUD counts rent as a burden when it reaches 30% of income or more. In Van Buren County, 48% of renter households are in that position; in Michigan, 50%, and nationwide, 51% (Average 2020–2024, Census).