FMR is below market; voucher rent may lag private rents.
0.68
1 BR
1 BR
0.77ratio
FMR$840
Market$1,090
vs market-$250
FMR is below market; voucher rent may lag private rents.
0.77
2 BR
2 BR
0.83ratio
FMR$1,090
Market$1,320
vs market-$230
FMR is below market; voucher rent may lag private rents.
0.83
3 BR
3 BR
1.08ratio
FMR$1,430
Market$1,330
vs market+$100
FMR is near market; voucher and private rents are aligned.
1.08
4 BR
4 BR
0.99ratio
FMR$1,430
Market$1,440
vs market-$10
FMR is near market; voucher and private rents are aligned.
0.99
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 49104 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49104 (Berrien Springs, MI) is $1,090 a month. That is down 4.4% from $1,140 in FY 2026. Berrien Springs is in the Niles, MI MSA. 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 $1,152. Among 26 ZIP codes in Berrien County, 49104 is tied for the 16th-highest two-bedroom rent (county range $1,070–$1,450).
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 49104
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$790
$760
−3.8%
$684–$836
1BR
$870
$840
−3.4%
$756–$924
2BR
$1,140
$1,090
−4.4%
$981–$1,199
3BR
$1,500
$1,430
−4.7%
$1,287–$1,573
4BR
$1,510
$1,430
−5.3%
$1,287–$1,573
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 49104
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$760
$840
$1,090
$1,430
$1,430
FY 2026
$790
$870
$1,140
$1,500
$1,510
FY 2025
$760
$850
$1,110
$1,430
$1,470
FY 2024
$680
$770
$1,010
$1,290
$1,360
FY 2023
$720
$740
$960
$1,230
$1,370
Two-bedroom rent in nearby Berrien County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 49104?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,152, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,037 to $1,267 a month; under the ZIP-level Small Area FMR of $1,090 it would be $981 to $1,199. 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 49104 in?
ZIP 49104 is in the Niles, MI MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,152.
How much did fair market rent change in ZIP 49104 for FY 2027?
The two-bedroom FMR fell 4.4%, from $1,140 in FY 2026 to $1,090 in FY 2027. Since FY 2023 it has risen 13.5%.
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