Housing market/Michigan/ZIP 49009
ZIP 49009 Kalamazoo, Van Buren County, Michigan
Van Buren County, MI · Michigan. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 49009 · MI — sent to you.
ZIP 49009 · MI
ACS rent vs 2BR SAFMR
ZIP 49009 — Kalamazoo, MI HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 49009
- 1-unit detached11,14954.1%
- 1-unit attached9524.6%
- 2–4 units8184.0%
- 5–49 units5,22525.4%
- 50+ units1,2446.0%
- Mobile1,2215.9%
2–4 unit share 4.0% · 5–49 unit share 25.4% · combined 2–49 29.3%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,089 (all bedrooms, occupied rentals).
- Median contract rent $926.
- Renters paying ≥30% of income 52.7%; ≥50% 23.6%.
- FY2027 2BR SAFMR $1,250 (1.148× ACS median gross rent).
Population
47,606 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +5.2%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 8 projects, 856 units.
- HUD project-based assisted MF: 2 properties, 329 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 0 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 49009 35.5% of occupied households are renters; vacancy is 6.9%; ACS median gross rent is $1,089; population increased +5.2% between the 2018 and 2023 ACS vintages; the housing stock includes 818 units in 2–4-unit structures and 5,225 units in 5–49-unit structures; 8 LIHTC projects totaling 856 units; FY2027 2BR SAFMR is $1,250 versus ACS median gross rent of $1,089. 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 49009 is a Census / HUD profile for Van Buren County, MI. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 49009 — Kalamazoo, MI HUD Section 8 Payment Standards / SAFMR·Michigan ZIP directory
Nearby ZIPs in this FMR area
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 49009?
ZIP 49009 (Van Buren County, MI) has 47,606 residents, 19,196 households, a renter share of 35.5%, median household income of $82,364, and ACS 2023 median gross rent of $1,089. Vacancy is 6.9%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 49009?
ACS counts 368 units in 2-unit buildings, 450 in 3–4 unit buildings, 1,313 in 5–9, 2,740 in 10–19, and 1,172 in 20–49. Combined 2–49 unit stock is 6,043 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 49009?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,250. See the full schedule and 90–110% payment-standard band on the ZIP 49009 — Kalamazoo, MI HUD Section 8 Payment Standards / SAFMR.
Does this Michigan ZIP profile include Georgia listings?
No. ZIP 49009 is Census / HUD research for Van Buren County, MI. 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.