Rental numbers for Bay County, MI
The typical home here runs -$552 a month at 7.78% with 25% down, breaking even at about 1.1%. 0 of 2 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 7.1%.
- Gross yield
- 7.0%
- typical home, Zillow
- Median ZIP yield
- 7.1%
- 2 ZIPs with full data
- Cash flow
- -$552/mo
- at 7.78%, 25% down
- Typical price
- $188,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $1,104/mo
- Zillow ZORI, Aug 2026
ZIP codes in Bay County
9 with published figures
| 48708Bay City | $140,000 | $1,028 | 8.8% | 4.0% | -$288 | n/a |
| 48613Bentley | $206,000 | $1,300* | 7.6% | 4.0% | -$423 | n/a |
| 48706Bangor Township | $194,000 | $1,070* | 6.6% | 2.7% | -$615 | n/a |
| 48650Pinconning | $192,000 | $1,010* | 6.3% | 2.5% | -$626 | n/a |
| 48747Portsmouth | $224,000 | $1,130* | 6.1% | 2.4% | -$759 | n/a |
| 48634Linwood | $213,000 | $1,030* | 5.8% | 2.0% | -$787 | n/a |
| 48732Hampton | $212,000 | $973 | 5.5% | 1.6% | -$866 | n/a |
| 48611Auburn | $239,000 | $1,020* | 5.1% | 1.3% | -$1,031 | n/a |
| 48631Monitor | $233,000 | $990* | 5.1% | 1.5% | -$963 | n/a |
* HUD Fair Market Rent, 2 bedroom, where Zillow publishes no rent index. Conservative.
Trends
Five years to August 2026
- Price, 12 months
- +6.8%
- Rent, 12 months
- +1.6%
- Rent minus price growth
- -5.2 pts
- Property tax
- 1.49%
- effective rate, ACS 2024
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $138,091 | n/a |
| Aug 2022 | $148,643 | $954 |
| Aug 2023 | $156,983 | $981 |
| Aug 2024 | $169,128 | $1,005 |
| Aug 2025 | $176,373 | $1,087 |
| Aug 2026 | $188,388 | $1,104 |
HUD Fair Market Rent
FY2027, Bay City, MI MSA
| Bedrooms | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| Fair Market Rent | $830 | $835 | $1,055 | $1,429 | $1,537 |
The 40th percentile gross rent for a standard unit, set by HUD each October and used for Section 8 payment standards. It runs below market rent; Zillow's index is shown above where it exists.
Supply
- Permits per 1,000 households
- 0.9
- 42 units, last 12 months
- National percentile
- 16th
- among US counties
Tools
Test a listing in Bay County against today's rate.
Open the calculatorPart of the Bay City, MI metro.
Questions
- Is Bay County good for rental property?
- The typical home here runs -$552 a month at 7.78% with 25% down, breaking even at about 1.1%. 0 of 2 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 7.1%. The figures use a typical home, 7.78% with 25% down and default costs shown on each ZIP page. They describe the market, not any one property.
- What is the property tax rate in Bay County?
- About 1.49% of value, from Census ACS median taxes paid over median home value. On a $188,000 home that is about $2,811 a year.
- What is Fair Market Rent in Bay County?
- HUD's FY2027 Fair Market Rent here is $835 for a 1-bedroom, $1,055 for a 2-bedroom and $1,429 for a 3-bedroom. Typical cash flow at today's rate is -$552 a month.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- HUD Fair Market Rents by county, FY2027
US Department of Housing and Urban Development. Read: FY2027.
County rent by bedroom count on county pages.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.