Location: Livingston County, MI | Metro: Livingston County, MI HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,110 |
| 1 Bedroom | $1,230 |
| 2 Bedrooms | $1,410 |
| 3 Bedrooms | $1,950 |
| 4 Bedrooms | $2,260 |
| 5 Bedrooms | $2,622 |
| 6 Bedrooms | $2,937 |
| 7 Bedrooms | $3,172 |
| 8 Bedrooms | $3,331 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,230 | $164,740 | 0.75% | D |
| 2BR | $1,410 | $310,753 | 0.45% | F |
| 3BR | $1,950 | $396,953 | 0.49% | F |
| 4BR | $2,260 | $534,207 | 0.42% | F |
| 5BR | $2,622 | $729,026 | 0.36% | F |
U.S. Census Bureau data (2024)
ZIP code 48116, located in Brighton, MI, is situated within the Livingston County, MI HUD Metro FMR Area. The Fair Market Rent (FMR) for ZIP 48116 in fiscal year 2024 is set at $1310. This figure is notably lower than the market rent of $2,754, indicating that there is a significant gap between subsidized rental rates and actual market conditions.
The median home value in ZIP 48116 is $407,041, which suggests that it is neither the most expensive nor the least affordable area within the metro. However, when compared to the typical ZIP codes in Livingston County, this value likely places 48116 in the mid-tier range of housing costs. The renter share of 14.7% is also indicative of a balanced residential makeup, with a notable but not overwhelming portion of residents renting their homes.
To determine if 48116 represents a value pocket, a mid-tier neighborhood, or a premium sub-market within the Livingston County, MI HUD Metro FMR Area, we can analyze the provided figures. Given the relatively low FMR of $1310 compared to the market rent of $2,754, it's clear that the area offers potential cost savings for Section 8 participants. The median home value of $407,041 supports the idea that 48116 is a mid-tier neighborhood, offering a balance between affordability and desirability.
A key indicator of a Section 8 sweet spot is a high renter share combined with below-average home values. While the renter share in 48116 is above average at 14.7%, the home values are still relatively high. This suggests that while there may be some appeal to renters due to the subsidized rates, the overall housing market remains competitive and not significantly undervalued.
In conclusion, ZIP code 48116 appears to be a mid-tier neighborhood within the Livingston County, MI HUD Metro FMR Area. It provides a reasonable balance for both landlords and tenants, with a fair market rent that is substantially higher than the HUD FMR, suggesting opportunities for landlords who can offer units at or near the FMR level. For small-portfolio investors, this ZIP code presents a moderate investment opportunity, with neither extreme premiums nor discounts in terms of home values and renter demographics.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.