Location: Alpena County, MI | Metro: Alcona County, MI
| Unit Size | Monthly FMR |
|---|---|
| Studio | $800 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,420 |
| 4 Bedrooms | $1,790 |
| 5 Bedrooms | $2,076 |
| 6 Bedrooms | $2,325 |
| 7 Bedrooms | $2,511 |
| 8 Bedrooms | $2,637 |
U.S. Census Bureau data (2024)
In ZIP 49747, the economics of Section 8 vouchers are straightforward. The SAFMR (Section 8 Area Fair Market Rent) for a two-bedroom apartment is set at $1,020 for fiscal year 2026. This figure represents the maximum amount that the Housing Choice Voucher program will pay for a unit in this specific ZIP code.
The local market rent, according to Census ACS data, averages $1,279 for a two-bedroom unit. Landlords participating in Section 8 should understand that the total rent collected is split between the voucher payment and the tenant's contribution. Typically, the tenant is required to pay 30% of their adjusted income towards rent. If we assume an average adjusted income of $1,500, the tenant would contribute approximately $450 towards the rent. This leaves a gap of $259 between the SAFMR and the local market rent, which must be covered by the voucher payment.
Utility allowances can vary but generally add about $100 to $200 to the monthly reimbursement. These allowances are meant to cover the cost of utilities and are added to the base SAFMR. Therefore, if we consider a utility allowance of $150, the total reimbursement a landlord might receive per month for a two-bedroom unit would be around $1,170 ($1,020 + $150).
This calculation shows that landlords in ZIP 49747 would still face a shortfall when renting out a two-bedroom unit at market rates. The typical reimbursement gap for a two-bedroom unit is $109 per month ($1,279 - $1,170), meaning landlords would need to adjust their rental expectations or seek other subsidies to make up the difference.
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.