FY2027 Small Area FMR · White Pigeon, MI
ZIP 49099 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 49099 (White Pigeon, MI) is $1,120 a month, up 7.7% from FY2026. That is 2% above the Cass County, MI area-wide FMR of $1,095.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 49099 sits in the Cass County, MI area
Of the 15 ZIP codes HUD lists for the area, 49099 has the 5th highest two-bedroom Small Area FMR. Cass County, 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 $1,095 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,120 for this ZIP code instead.
ZIP code 49099 crosses more than one HUD area. HUD also lists it under St. Joseph County, MI (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $810 | $729 – $891 | $869 | $740 |
| 1 bedroom | $870 | $783 – $957 | $974 | $800 |
| 2 bedrooms | $1,120 | $1,008 – $1,232 | $1,095 | $1,040 |
| 3 bedrooms | $1,480 | $1,332 – $1,628 | $1,393 | $1,400 |
| 4 bedrooms | $1,590 | $1,431 – $1,749 | $1,830 | $1,520 |
A household renting a two-bedroom home at the Small Area FMR of $1,120 needs about $44,800 a year to keep housing costs at 30% of income. The area median family income is $89,800 and the 80% low-income limit for four people is $71,850. ZIP code 49099 lies mainly in St. Joseph County and Cass County. See the Cass County, MI county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 49099?
HUD's FY2027 Small Area Fair Market Rents for 49099 are $810 (studio), $870 (1 BR), $1,120 (2 BR), $1,480 (3 BR) and $1,590 (4 BR) a month.
What is the Section 8 payment standard in 49099?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 49099 that range is $1,008 to $1,232 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 49099?
The FY2026 income limits of the Cass County, MI area apply: median family income $89,800, low-income (80%) limit $71,850 for a family of four.