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Berrien County/Union Pier/49129

49129

ZIPSAFMR
Berrien County, MI
Zillow

ZIP Investment Score

23Below average

095130300
BRFMR
Eff. Rent
0 BR$750$750
1 BR$820$820
2 BR$1,070$1,070
3 BR$1,410$1,410
4 BR$1,420$1,420
5 BR$1,633Not available
6 BR$1,878Not available
7 BR$2,160Not available
8 BR$2,484Not available

Purchase Price Calculator

Maximum purchase price
$97,085

Cost breakdown

+Likely effective rent$1,070
HUD FMRUsed$1,070
Market rentN/A
Est. payment standardN/A
-Principal and interest-$491
Loan amount$77,668
Down payment$19,417
Rate6.50%
Term30 years
-Operating costs-$379
Property taxes-$97
Insurance-$175
Utilities$0
HOA$0
Management-$107
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,448(89.9% ROI)
Projected value
$104,550
Return breakdown
Property appreciation+$7,465
Loan principal paid down+$2,783
Rental cash flow+$7,200
5-year hold
+$29,720(153.1% ROI)
Projected value
$109,843
Return breakdown
Property appreciation+$12,758
Loan principal paid down+$4,962
Rental cash flow+$12,000
10-year hold
+$63,016(324.5% ROI)
Projected value
$124,277
Return breakdown
Property appreciation+$27,192
Loan principal paid down+$11,824
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

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
--
Mortgage rate
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ZIP 49129 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49129 (Union Pier, MI) is $1,070 a month. That is up 2.9% from $1,040 in FY 2026. Union Pier 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, 49129 is tied for the 21st-highest two-bedroom rent (county range $1,070–$1,450). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49129 is 1% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49129
BedroomsFY 2027Change90–110% range
Studio$750+4.2%$675–$825
1BR$820+2.5%$738–$902
2BR$1,070+2.9%$963–$1,177
3BR$1,410+2.9%$1,269–$1,551
4BR$1,420+2.9%$1,278–$1,562

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49129
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$750$820$1,070$1,410$1,420
FY 2026$720$800$1,040$1,370$1,380
FY 2025$690$770$1,000$1,300$1,340
FY 2024$710$800$1,040$1,340$1,400
FY 2023$750$770$1,000$1,280$1,420

Two-bedroom rent in nearby Berrien County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 49129
49111$1,0700.0%
49113$1,100+2.8%
49115$1,080+0.9%
49116$1,180+10.3%
49117$1,0700.0%
49119$1,240+15.9%
49120$1,120+4.7%
49125$1,0700.0%
49126$1,240+15.9%
49127$1,330+24.3%
49128$1,220+14.0%
49129Current$1,070—

Questions about ZIP 49129 rents

How much will Section 8 pay for a two-bedroom in ZIP 49129?

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 $1,070 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 49129 in?

ZIP 49129 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 49129 for FY 2027?

The two-bedroom FMR rose 2.9%, from $1,040 in FY 2026 to $1,070 in FY 2027. Since FY 2023 it has risen 7.0%.

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

County fair market rentUnion Pier, MI fair market rentMI statewide rentsWhat is SAFMR?Data sources