FY2027 Small Area FMR · New Buffalo, MI

ZIP 49117 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 49117 (New Buffalo, MI) is $1,070 a month, up 2.9% from FY2026. That is 7% below the Niles, MI area-wide FMR of $1,152.

2-bedroom SAFMR$1,070per month ▲ 2.9%

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

Rank in the area21stof 26 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$963

2 BR Small Area FMR$1,070

110% of SAFMR$1,177

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

Studio$740▲ 2.8%

1 BR$820▲ 2.5%

2 BR$1,070▲ 2.9%

3 BR$1,410▲ 5.2%

4 BR$1,420▲ 2.9%

FY2027 FY2026

Where 49117 sits in the Niles, MI area

Of the 26 ZIP codes HUD lists for the area, 49117 has the 21st 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 $1,070 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	$740	$666 – $814	$802	$720
1 bedroom	$820	$738 – $902	$887	$800
2 bedrooms	$1,070	$963 – $1,177	$1,152	$1,040
3 bedrooms	$1,410	$1,269 – $1,551	$1,512	$1,340
4 bedrooms	$1,420	$1,278 – $1,562	$1,514	$1,380

A household renting a two-bedroom home at the Small Area FMR of $1,070 needs about $42,800 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 49117 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
49129	Union Pier	3.0 mi	$1,070
49116	Lakeside	5.9 mi	$1,180
49128	Three Oaks	7.0 mi	$1,220
49115	Harbert	8.2 mi	$1,080
46371	Rolling Prairie	9.4 mi	$1,870
46360	Michigan City	9.7 mi	$1,240

Questions

What is the Fair Market Rent for ZIP code 49117?

HUD's FY2027 Small Area Fair Market Rents for 49117 are $740 (studio), $820 (1 BR), $1,070 (2 BR), $1,410 (3 BR) and $1,420 (4 BR) a month.

What is the Section 8 payment standard in 49117?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 49117 that range is $963 to $1,177 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 49117?

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.