FMR is near market; voucher and private rents are aligned.
1.10
1 BR
1 BR
1.10ratio
FMR$900
Market$820
vs market+$80
FMR is near market; voucher and private rents are aligned.
1.10
2 BR
2 BR
0.86ratio
FMR$1,070
Market$1,240
vs market-$170
FMR is below market; voucher rent may lag private rents.
0.86
3 BR
3 BR
0.97ratio
FMR$1,400
Market$1,450
vs market-$50
FMR is near market; voucher and private rents are aligned.
0.97
4 BR
4 BR
0.89ratio
FMR$1,440
Market$1,620
vs market-$180
FMR is below market; voucher rent may lag private rents.
0.89
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
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ZIP 48859 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 48859 (Mount Pleasant, MI) is $1,070 a month. That is up 5.9% from $1,010 in FY 2026. Mount Pleasant is in the Isabella County, MI non-metropolitan 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 county-wide two-bedroom FMR of $1,059. Among 19 ZIP codes in Isabella County, 48859 is tied for the 11th-highest two-bedroom rent (county range $1,010–$1,530). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 48859 is 1% below it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 48859
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$870
$890
+2.3%
$801–$979
1BR
$880
$900
+2.3%
$810–$990
2BR
$1,010
$1,070
+5.9%
$963–$1,177
3BR
$1,320
$1,400
+6.1%
$1,260–$1,540
4BR
$1,340
$1,440
+7.5%
$1,296–$1,584
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 48859
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$890
$900
$1,070
$1,400
$1,440
FY 2026
$870
$880
$1,010
$1,320
$1,340
FY 2025
$810
$820
$930
$1,230
$1,240
FY 2024area FMR
$810
$815
$941
$1,245
$1,253
FY 2023area FMR
$674
$706
$828
$1,084
$1,112
Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.
Two-bedroom rent in nearby Isabella County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 48859?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,059, which applies unless the housing authority uses Small Area FMRs, that basic range is $953 to $1,165 a month; under the ZIP-level Small Area FMR of $1,070 it would be $963 to $1,177. 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 48859 in?
ZIP 48859 is in the Isabella County, MI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,059.
How much did fair market rent change in ZIP 48859 for FY 2027?
The two-bedroom FMR rose 5.9%, from $1,010 in FY 2026 to $1,070 in FY 2027. Since FY 2025 it has risen 15.1%.
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