Section 8 Fair Market Rent (FMR) for ZIP 49052 - 2027

Location: St. Joseph County, MI | Metro: Battle Creek, MI MSA

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$760
1 Bedroom	$900
2 Bedrooms	$1,060
3 Bedrooms	$1,380
4 Bedrooms	$1,430
5 Bedrooms	$1,659
6 Bedrooms	$1,858
7 Bedrooms	$2,007
8 Bedrooms	$2,107

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

1,234

Median Household Income

$63,889

Housing Units

416

Renter Percentage

8.7%

Occupancy Rate

99.5%

Renter Occupied

The ZIP code 49052, located within St. Joseph County, MI, presents a unique snapshot when compared against typical ZIP codes in the same county. With a Fair Market Rent (FMR) of $950 for fiscal year 2024, it stands out significantly above the market rent of $675. This suggests that while the government's subsidy rate is higher, the actual rental market in 49052 is less expensive, indicating a potential value pocket for landlords participating in the Section 8 program.

The median home value in 49052 is $255,546, which is relatively standard for the region. However, the renter share at 8.7% is notably lower than what might be expected in a typical St. Joseph County ZIP code. A lower renter share could imply that fewer residents rely on rental assistance programs, which might reduce the number of potential Section 8 tenants. This could be a drawback for landlords seeking to maximize their participation in the Section 8 program.

To determine if 49052 is a value pocket, a mid-tier neighborhood, or a premium sub-market, consider the following:

Value Pocket: The discrepancy between the FMR and market rent points towards 49052 being a value pocket for landlords. They can potentially secure higher rents through the Section 8 program than the local market would typically offer.
Mid-Tier Neighborhood: Given the median home value, 49052 seems to be a mid-tier neighborhood, neither particularly affordable nor excessively high-priced. The home value aligns well with average expectations for the area.
Premium Sub-Market: It is unlikely that 49052 qualifies as a premium sub-market due to its lower-than-average renter share and relatively moderate home values. Premium sub-markets usually attract a higher proportion of renters, including those who benefit from Section 8 subsidies.

The key inference here is that 49052 offers a favorable environment for landlords who want to leverage the Section 8 program for better rental income, but it may not be the most attractive location for those specifically targeting a high volume of subsidized tenants.

Data Sources: FMR data from HUD (2027). 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.