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Michigan: Section 8 properties with a decision coming

HUD's file lists 706 active project-based assistance contracts in Michigan, covering 62,193 assisted units. 76 of them reach their final expiration date by Oct 2028, when the owner has to choose whether and how to renew. 155 Section 8 HAP contracts pay rents under 90% of the area's Fair Market Rent, a first sign of a property that could qualify for a rent increase at renewal.

706active contracts on 704 properties
76reaching final expiration by Oct 2028 (2,905 assisted units)
155HAP contracts with rents under 90% of FMR
0FHA-insured apartment loans maturing within five years

Contracts reaching final expiration by Oct 2028

These contracts end their overall term within two years of HUD's October 6, 2026 file. The owner chooses among the renewal options the property qualifies for, and an owner who wants out has to give tenants at least a year's notice. "Rent vs FMR" is HUD's ratio of contract rent to the area's Fair Market Rent.

PropertyUnitsAssistedContract typeFinal expirationRent vs FMRHUD loan
Independence Square ApartmentsLansing, Ingham County2424202/162 NCOct 2026102%FHA 04711045
Meadows(The)Battle Creek, Calhoun County1010PAC/811Oct 202672%202/811
Twin Lakes ApartmentsKalamazoo, Kalamazoo County1818PRAC/811Oct 202665%202/811
Azure HeightsKalamazoo, Kalamazoo County1010PRAC/811Oct 202669%202/811
Continental CourtPort Huron, St. Clair County1211PRAC/811Nov 202678%202/811
East Village ApartmentsSandusky, Sanilac County1615PRAC/811Nov 2026102%202/811
Independence Square Apt IIPort Huron, St. Clair County65PRAC/811Nov 2026114%202/811
Mariners Court ApartmentsPort Huron, St. Clair County1211PRAC/811Nov 202682%202/811
Detroit Baptist Manor - DrakeFarmington Hills, Oakland County102101202/8 NCNov 2026113%FHA 04411137
Clinton HouseDetroit, Wayne County2423PRAC/811Nov 202697%202/811
Mildred Houting Leisure AcresSand Lake, Kent County3232515/8 NCDec 202676%
Pioneer House-UcpaMuskegon, Muskegon County1312202/8 NCDec 2026116%
Virginia Park TownhousesDetroit, Wayne County8686HFDA/8 NCDec 202682%
Springhill#1Village Of Clarkston, Oakland County66PRAC/811Dec 2026100%202/811
Springhill#2Waterford Township, Oakland County2222PRAC/811Dec 202692%202/811
Springhill IIIMarysville, Oakland County3232PRAC/811Dec 202671%202/811
Landmark Group HomesAlgonac, Saint Clair County2424PRAC/811Dec 202648%202/811
Independent Supportive Housing-Oakland-1Southfield, Oakland County88PRAC/811Dec 202683%202/811
Gladys Street ApartmentsPortage, Kalamazoo County1110PRAC/811Dec 202681%202/811
Independent Supportive Housing Oakland-IIHazel Park, Oakland County1212PRAC/811Dec 202671%202/811
Liberty Hill Homes IIIGarden City, Wayne County1212PRAC/811Dec 202679%202/811
Detroit Baptist Manor - EpsilonFarmington Hills, Oakland County100100202/8 NCJan 2027113%FHA 04411136
Together With FriendsSaginaw, Saginaw County66PRAC/811Jan 2027132%202/811
Chippewa Court ApartmentsPort Huron, St. Clair County1211PRAC/811Jan 202774%202/811
Horizon ApartmentsColdwater, Branch County1817PRAC/811Feb 202767%202/811
Alison HouseLansing, Eaton County1414PRAC/811Feb 202775%202/811
Homefront Group HomesPort Huron, St. Clair County2412PRAC/811Feb 202761%202/811
Williams PavilionDetroit, Wayne County150149202/8 NCMar 2027106%FHA 04435599
House Of RuthCharlotte, Eaton County76PRAC/811Mar 202790%202/811
River Country ApartmentsThree Rivers, St. Joseph County1818PRAC/811Apr 202793%202/811
Milham Parkside AptsKalamazoo, Kalamazoo County2020PRAC/811Apr 202782%202/811
Davids HouseWyoming, Kent County1010202/8 NCJun 202787%202/811
Riverview ApartmentsWakefield, Gogebic County3232515/8 NCJun 2027106%
Whispering TimbersMuskegon, Muskegon County1818PRAC/811Jun 202765%202/811
Oak Village IndependenceDetroit, Wayne County1010PRAC/811Jun 202768%202/811
Senior HavenKalkaska, Kalkaska County4242515/8 NCJul 2027121%
Watertower Place / Big RapidsBig Rapids, Mecosta County1919PRAC/811Jul 202787%202/811
Clair CircleAnn Arbor, Washtenaw County66PRAC/811Aug 202772%202/811
Douglas ApartmentsKalamazoo, Kalamazoo County2120PRAC/811Aug 202796%202/811
Johnstone ApartmentsPort Huron, St. Clair County1211PRAC/811Aug 2027112%202/811
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026.

Section 8 contracts paying well under Fair Market Rent

HAP contracts with at least 20 assisted units whose rent-to-FMR ratio in HUD's file is under 90%, lowest first. Below-market contract rents are what HUD's Mark-Up-to-Market renewal option addresses, if the property qualifies; a rent comparability study, not this ratio, decides the new rents. "Run math" loads the size and ratio into the offer calculator.

PropertyUnitsAssistedRent vs FMRFinal expirationCurrent term ends
New ParkridgeYpsilanti, Washtenaw County867748%Jun 2036Jun 2027Run math
Renaissance Estates Of Ecorse Phase IEcorse, Wayne County747449%Oct 2037Oct 2037Run math
Strong HousingYpsilanti, Washtenaw County11211250%May 2035May 2027Run math
Renaissance Estates Of Ecorse Phase IIEcorse, Wayne County12612659%Oct 2037Oct 2037Run math
Pineview ManorHillman, Montmorency County403660%Mar 2037Mar 2027Run math
The CourtsBelding, Ionia County303062%Jun 2040Jun 2027Run math
Wildwood Creek ManorHolland, Ottawa County767562%Jun 2040Aug 2027Run math
Coogan TerraceMelvindale, Wayne County19919962%May 2039May 2027Run math
Whitney Young VillageKentwood, Kent County727263%Nov 2032Nov 2026Run math
Colwell Manor AptsHarrisville, Alcona County322465%Jan 2037Jan 2027Run math
Stuyvesant ApartmentsGrand Rapids, Kent County878666%Oct 2033Oct 2026Run math
Clark East TowerYpsilanti, Washtenaw County20019966%Feb 2042Feb 2027Run math
Meadow Wood Village AptsChesaning, Saginaw County514166%Aug 2036Aug 2027Run math
Towne Centre PlaceYpsilanti, Washtenaw County17015966%Sep 2036Sep 2036Run math
Mcintosh ManorHolland, Ottawa County323266%Aug 2035Aug 2027Run math
Colony And Fisher Arms ApartmentsDetroit, Wayne County16116166%Dec 2034Dec 2026Run math
Milan Village ApartmentsMilan, Washtenaw County363667%Aug 2036Aug 2027Run math
City View ApartmentsIron River, Iron County313167%Apr 2041Apr 2027Run math
Englewood ApartmentsColdwater, Branch County1929667%Nov 2042Nov 2026Run math
Traverse Woods IIPetoskey, Emmet County1284468%Dec 2030Dec 2026Run math
Red Flannel AcresCedar Springs, Kent County484869%Sep 2035Sep 2027Run math
Charbridge Arbor Cooperative 1 & 2Lapeer, Lapeer County1102271%Sep 2034Sep 2027Run math
Sparta TownhomesSparta, Kent County484871%Sep 2030Sep 2027Run math
Miller CourtPaw Paw, Van Buren County818171%Sep 2036Sep 2027Run math
Pine Ridge ApartmentsMarquette, Marquette County14014071%Oct 2040Oct 2026Run math
Scattered SitesGreenville, Montcalm County353571%Mar 2041Mar 2027Run math
The Courtyards At The Villages Of TaylorTaylor, Wayne County43720171%Sep 2028Sep 2027Run math
Friendship HouseGreenville, Montcalm County1065371%Mar 2041Mar 2027Run math
Westmoor ApartmentsLapeer, Lapeer County484872%Mar 2030Mar 2027Run math
Lodge HouseKalamazoo, Kalamazoo County603572%Jul 2044Jul 2027Run math
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026. HUD describes the ratio as a guide only.

Filter every Michigan contract

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Watch a contract

HUD republishes this file about once a month. Pick a contract and we'll email you when a new file shows it renewed (a later expiration date), ended or changed status, or moved inside 24 or 12 months of its final expiration.

We match on HUD's contract number, so a renewal under a new contract number shows up as this one expiring. Every contract is in the download files if you'd rather track them yourself.

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Before you call an owner

Write to the owner of record from the county's deed records; HUD's file shows the contract, not the deed. Never contact residents or on-site staff about a sale, and never suggest to residents that their housing is about to change.

Buying the property means HUD has to approve you to take over the contract. Read what HUD reviews when a Section 8 property sells before you write a letter of intent.

Price it, then finance it

Use the offer calculator to value the property at today's contract rents and at market rents, then send the deal to the desk for acquisition financing.

Not affiliated with HUD. Inclusion here doesn't mean a property is for sale. How this data is built.