Not enough rental comps in this area to determine how FMR aligns with current market rates.
Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 48816 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 48816 (Cohoctah, MI) is $1,720 a month. That is up 0.6% from $1,710 in FY 2026. Cohoctah is in the Livingston County, MI HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,477. Among 22 ZIP codes in Livingston County, 48816 is tied for the highest two-bedroom rent (county range $1,320–$1,720). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 48816 is 59% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 48816
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,180
$1,360
+15.3%
$1,224–$1,496
1BR
$1,480
$1,500
+1.4%
$1,350–$1,650
2BR
$1,710
$1,720
+0.6%
$1,548–$1,892
3BR
$2,380
$2,380
0.0%
$2,142–$2,618
4BR
$2,680
$2,760
+3.0%
$2,484–$3,036
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 48816
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,360
$1,500
$1,720
$2,380
$2,760
FY 2026
$1,180
$1,480
$1,710
$2,380
$2,680
FY 2025
$1,120
$1,410
$1,640
$2,290
$2,570
FY 2024
$1,040
$1,310
$1,540
$2,110
$2,350
FY 2023
$940
$1,200
$1,410
$1,910
$2,110
Two-bedroom rent in nearby Livingston County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 48816?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,477, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,329 to $1,625 a month; under the ZIP-level Small Area FMR of $1,720 it would be $1,548 to $1,892. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is ZIP 48816 in?
ZIP 48816 is in the Livingston County, MI HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,477.
How much did fair market rent change in ZIP 48816 for FY 2027?
The two-bedroom FMR rose 0.6%, from $1,710 in FY 2026 to $1,720 in FY 2027. Since FY 2023 it has risen 22.0%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set