Location: Oceana County, MI | Metro: Mason County, MI
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 | $720 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,240 |
| 4 Bedrooms | $1,550 |
| 5 Bedrooms | $1,798 |
| 6 Bedrooms | $2,014 |
| 7 Bedrooms | $2,175 |
| 8 Bedrooms | $2,284 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $349,747 | 0.29% | F |
| 3BR | $1,240 | $387,910 | 0.32% | F |
U.S. Census Bureau data (2024)
The ZIP code 49449, located in Pentwater, Michigan, stands out within Oceana County due to several key characteristics. With a population of 2,587 residents, it has a low rental rate at just 10.1%, indicating that the majority of the population owns their homes. The median household income in this area is $80,917, which is relatively high compared to national averages. Additionally, the median home value is significantly elevated at $379,732, suggesting a strong real estate market.
When it comes to Section 8 vouchers, the economic landscape becomes particularly interesting. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $970. However, the actual market rent, according to the Census ACS, is much lower at $665. This disparity means that landlords accepting Section 8 vouchers in ZIP 49449 can potentially see higher rents than the current market average, making it an attractive option for those who qualify.
Given the data, ZIP 49449 appears to be a stable community. The high median income and home values suggest a solid economic foundation. While the rental market is small, the gap between the FMR and the actual market rent presents opportunities for landlords who are willing to participate in the Section 8 program. This ZIP code's characteristics indicate a consistent environment where investments in real estate are likely to yield reliable returns.
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.