Location: St. Joseph County, MI | Metro: Cass 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 | $810 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,480 |
| 4 Bedrooms | $1,590 |
| 5 Bedrooms | $1,844 |
| 6 Bedrooms | $2,065 |
| 7 Bedrooms | $2,230 |
| 8 Bedrooms | $2,342 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,120 | $189,489 | 0.59% | F |
| 3BR | $1,480 | $228,948 | 0.65% | D |
| 4BR | $1,590 | $286,642 | 0.55% | F |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP 49099, White Pigeon, Michigan, for fiscal year 2024 is set at $910. This figure represents the payment standard for Section 8 housing vouchers, meaning it's the maximum amount that the government will pay towards a tenant's rent in this area. However, it's important to note that this does not necessarily reflect the actual rent you should charge your tenants.
To put this into perspective, the average rent in White Pigeon, according to the Census Bureau's American Community Survey (ACS), is $941. This suggests that the market rent is slightly higher than the FMR, indicating that landlords participating in the Section 8 program might need to adjust their expectations regarding the rent they receive directly from tenants.
With a 21.8% share of renters in the area, there is a notable demand for rental properties. This percentage translates to a significant portion of the population relying on rental housing, which can be advantageous for landlords willing to accept Section 8 tenants. It ensures a steady stream of potential occupants who are vetted and have their rent partially guaranteed by the government.
If you're looking to acquire a property in White Pigeon, the median home value is around $233,110. This figure gives you an idea of the typical investment required to enter the market. Keep in mind that this median value could vary depending on the condition and location of the property.
Before you decide to participate in the Section 8 program with your first rental in ZIP 49099, you must verify that your property meets all the minimum standards set by the Department of Housing and Urban Development (HUD). These standards ensure that the property is safe, decent, and sanitary for tenants. Failure to meet these requirements can result in disqualification from the program, even if you've already signed a lease.
In summary, the FMR of $910 sets a cap on government payments but does not dictate the total rent you can collect. The local average rent of $941 provides a benchmark for what tenants might expect to pay. With 21.8% of the population renting, there is a strong demand for affordable housing. And, with a median home value of $233,110, you can estimate the cost of entering the market. Your next step is to ensure your property complies with HUD standards to avoid any issues once you begin accepting Section 8 tenants.
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.