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Housing market/Michigan/ZIP 48327

ACS 2023 · FY2027 SAFMR

ZIP 48327 Waterford, Michigan

Detroit-Warren-Livonia, MI HUD Metro FMR Area · Michigan. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
20,843
Households
9,467
Median HH income
$75,512
Renter share
28.3%
Median gross rent
$1,058
Vacancy
4.0%
Pop. change
-6.8%
2BR SAFMR
$1,310
SAFMR / rent
1.238×
2–49 unit stock
2,007
LIHTC proj / units
2 / 274
HUD assisted MF
1 / 192

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 48327 · MI — sent to you.

ZIP 48327 · MI

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ACS rent vs 2BR SAFMR

ZIP 48327 — Waterford, MI HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,058
2BR SAFMR$1,310
90% floor$1,179
110% ceiling$1,441

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 48327

  • 1-unit detached6,69267.8%
  • 1-unit attached7347.4%
  • 2–4 units3113.2%
  • 5–49 units1,69617.2%
  • 50+ units4314.4%
TypeUnitsShare
1-unit detached6,69267.8%
1-unit attached7347.4%
2 units (duplex)450.5%
3–4 units2662.7%
5–9 units8188.3%
10–19 units5475.5%
20–49 units3313.4%
50+ units4314.4%
Mobile00.0%

2–4 unit share 3.2% · 5–49 unit share 17.2% · combined 2–49 20.3%.

Units by bedrooms

Studio
82
1BR
1,483
2BR
2,236
3BR
4,597
4BR
1,331
5+
135

Rent burden

Rent ≥30% of income44.0%
Rent ≥50% of income19.2%
  • ACS median gross rent $1,058 (all bedrooms, occupied rentals).
  • Median contract rent $945.
  • Renters paying ≥30% of income 44.0%; ≥50% 19.2%.
  • FY2027 2BR SAFMR $1,310 (1.238× ACS median gross rent).

Population

20,843 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -6.8%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 2 projects, 274 units.
  • HUD project-based assisted MF: 1 properties, 192 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 236 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 48327 28.3% of occupied households are renters; vacancy is 4.0%; ACS median gross rent is $1,058; population changed -6.8% between the 2018 and 2023 ACS vintages; the housing stock includes 311 units in 2–4-unit structures and 1,696 units in 5–49-unit structures; 2 LIHTC projects totaling 274 units; FY2027 2BR SAFMR is $1,310 versus ACS median gross rent of $1,058. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Michigan research

ZIP 48327 is a Census / HUD profile for Detroit-Warren-Livonia, MI. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 48327 — Waterford, MI HUD Section 8 Payment Standards / SAFMR·Michigan ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
48001Detroit-Warren-Livonia, MI HUD Metro FMR Area16.4%$921$1,19048002Detroit-Warren-Livonia, MI HUD Metro FMR Area2.7%$783$1,30048003Detroit-Warren-Livonia, MI HUD Metro FMR Area7.7%$925$1,14048004Detroit-Warren-Livonia, MI HUD Metro FMR Area——$1,27048005Detroit-Warren-Livonia, MI HUD Metro FMR Area7.7%$1,141$1,32048006Detroit-Warren-Livonia, MI HUD Metro FMR Area6.4%$1,077$1,37048009Detroit-Warren-Livonia, MI HUD Metro FMR Area23.8%$1,891$2,19048012Detroit-Warren-Livonia, MI HUD Metro FMR Area——$1,63048014Detroit-Warren-Livonia, MI HUD Metro FMR Area13.8%$827$1,02048015Detroit-Warren-Livonia, MI HUD Metro FMR Area42.6%$627$1,06048017Detroit-Warren-Livonia, MI HUD Metro FMR Area26.5%$1,255$1,51048021Detroit-Warren-Livonia, MI HUD Metro FMR Area31.1%$1,335$1,630

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Michigan research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 48327?

ZIP 48327 (Detroit-Warren-Livonia, MI HUD Metro FMR Area) has 20,843 residents, 9,467 households, a renter share of 28.3%, median household income of $75,512, and ACS 2023 median gross rent of $1,058. Vacancy is 4.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 48327?

ACS counts 45 units in 2-unit buildings, 266 in 3–4 unit buildings, 818 in 5–9, 547 in 10–19, and 331 in 20–49. Combined 2–49 unit stock is 2,007 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 48327?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,310. See the full schedule and 90–110% payment-standard band on the ZIP 48327 — Waterford, MI HUD Section 8 Payment Standards / SAFMR.

Does this Michigan ZIP profile include Georgia listings?

No. ZIP 48327 is Census / HUD research for Detroit-Warren-Livonia, MI HUD Metro FMR Area. Jeff Crowe CRE does not list Michigan property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.