FY2027 Small Area FMR · Benton Harbor, MI

ZIP 49023 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 49023 (Benton Harbor, MI) is $1,150 a month, down 2.5% from FY2026. That is 0% equal to the Niles, MI area-wide FMR of $1,152.

2-bedroom SAFMR$1,150per month ▼ 2.5%

Area-wide 2 BR FMR$1,152Niles, MI

Rank in the area11thof 26 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,035

2 BR Small Area FMR$1,150

110% of SAFMR$1,265

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$800▼ 1.2%

1 BR$890▼ 1.1%

2 BR$1,150▼ 2.5%

3 BR$1,510▼ 2.6%

4 BR$1,510▼ 3.2%

FY2027 FY2026

Where 49023 sits in the Niles, MI area

Of the 26 ZIP codes HUD lists for the area, 49023 has the 11th highest two-bedroom Small Area FMR. Niles, MI is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,152 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,150 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$800	$720 – $880	$802	$810
1 bedroom	$890	$801 – $979	$887	$900
2 bedrooms	$1,150	$1,035 – $1,265	$1,152	$1,180
3 bedrooms	$1,510	$1,359 – $1,661	$1,512	$1,550
4 bedrooms	$1,510	$1,359 – $1,661	$1,514	$1,560

A household renting a two-bedroom home at the Small Area FMR of $1,150 needs about $46,000 a year to keep housing costs at 30% of income. The area median family income is $92,200 and the 80% low-income limit for four people is $73,750. ZIP code 49023 lies mainly in Berrien County. See the Niles, MI county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
49085	Saint Joseph	4.3 mi	$1,330
49022	Benton Harbor	4.9 mi	$1,080
49084	Riverside	5.9 mi	$1,080
49126	Sodus	7.2 mi	$1,240
49127	Stevensville	8.0 mi	$1,330
49038	Coloma	9.1 mi	$1,120

Questions

What is the Fair Market Rent for ZIP code 49023?

HUD's FY2027 Small Area Fair Market Rents for 49023 are $800 (studio), $890 (1 BR), $1,150 (2 BR), $1,510 (3 BR) and $1,510 (4 BR) a month.

What is the Section 8 payment standard in 49023?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 49023 that range is $1,035 to $1,265 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 49023?

The FY2026 income limits of the Niles, MI area apply: median family income $92,200, low-income (80%) limit $73,750 for a family of four.