Mill Pond Apts — Income-Restricted Housing in Buchanan, MI 49107
800 E Smith St, Buchanan, MI 49107
50 units · 1 BR
Leasing office: (269) 695-0475Directions
How to apply
- Call the leasing office at (269) 695-0475 to ask about applying, vacancies, and waiting lists.
- These records do not show openings — call to confirm vacancies and waiting lists.
At this building
- Opened
- 1981
- Bedrooms
- 50 1 bedroom
- HUD inspection
- HUD inspection score: 80/100 (May 2025) HUD inspects subsidized buildings on a 0–100 scale. This is a snapshot, not a pass/fail grade.
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Nearby income-restricted buildings
Metea Court
809 Rynearson Street, Buchanan, MI 49107
0.1 mi away
100 units · 80 income-restricted · 1–2 BR
Gateway Plaza
251 Cass St, Niles, MI 49120
4.9 mi away
179 units · 1–3 BR
- Apply through Niles Housing Commission
- Residents waited about 22 months to move in (HUD, Oct 2026)
Niles Post Office Apartments
322 East Main Street, Niles, MI 49120
5 mi away
54 units · 1 BR · People with disabilities · People experiencing homelessness
Rents and income limits in 49107
- Fair market rent, 2 bedrooms
- $1,070/mo
- Income needed to pay it at 30% of income
- $42,800/yr
- Renters in 49107 paying 30% or more of income on rent
- 50%
Income limits (2026)
Niles, MI area · median family income $92,200. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $19,400 | $32,300 | $51,650 |
| 2 | $22,150 | $36,900 | $59,000 |
| 3 | $27,320 | $41,500 | $66,400 |
| 4 | $33,000 | $46,100 | $73,750 |
| 5 | $38,680 | $49,800 | $79,650 |
| 6 | $44,360 | $53,500 | $85,550 |
| 7 | $50,040 | $57,200 | $91,450 |
| 8 | $55,720 | $60,900 | $97,350 |
Section 8 vouchers: up to the 50% limit, and most go to households under 30%. Public housing: up to 80%. Tax-credit apartments: usually up to 60% of median income, between the 50% and 80% columns.
Fair market rents (2027)
HUD's estimate of rent plus utilities for a modest home. Housing authorities set Section 8 voucher limits from it.
| Size | 49107 | Wider area |
|---|---|---|
| Studio | $740 | $802 |
| 1 bedroom | $820 | $887 |
| 2 bedrooms | $1,070 | $1,152 |
| 3 bedrooms | $1,410 | $1,512 |
| 4 bedrooms | $1,420 | $1,514 |
Wider area = Niles, MI. Two-bedroom fair market rents in 10 nearby ZIPs range from $1,070 (49125) to $1,360 (49106).
Census figures for 49107 (2020–2024 average): median rent $940. Median household income $66,289. 20% of homes are rented. 50% of renters pay 30% or more of their income on rent, and 15% pay half or more.
Census median rent is what renters here actually pay, including long-term leases. Fair market rent is HUD's estimate for a modest apartment available now.
Sources: HUD income limits FY2026; HUD Fair Market Rents FY2027 (Small Area FMR for ZIP figures); U.S. Census Bureau American Community Survey 5-year 2020–2024. Each program and building can set its own limits — confirm with the property.
Estimate your Section 8 rent share
Project-based Section 8 is on the buildings above. A Housing Choice Voucher is different: you apply with the housing authority, then find a landlord who takes it. Your share of rent is based on income — not always 30%. The calculator uses 49107's fair market rent.
Estimate your Section 8 rent share for 49107Frequently Asked Questions
How do I apply to Mill Pond Apts?
Call (269) 695-0475 and ask about applying, vacancies, and waiting lists at Mill Pond Apts in Buchanan, MI 49107. These records do not show openings.
Is Mill Pond Apts Section 8 housing?
Mill Pond Apts is listed with a HUD-assisted or project-based Section 8 contract. The subsidy stays with the apartment. A Housing Choice Voucher is different — you apply with the housing authority. Confirm the program when you call.
How many units are at Mill Pond Apts?
Public records list 50 units at Mill Pond Apts in Buchanan, MI 49107. That is a building size, not a count of open apartments.
Are there other affordable apartments near Mill Pond Apts?
Yes — this page lists other income-restricted buildings in 49107 and nearby ZIP codes. Open a nearby card for the address and phone. Lists still do not show vacancies.
People Also Ask
How do I get into Mill Pond Apts?
Call the number on this page and ask about the waiting list or how to apply at Mill Pond Apts in Buchanan, MI 49107. Public housing is through the housing authority. Bring ID and income documents when they tell you to. This site cannot submit an application for you.
How do I qualify for affordable housing in Buchanan, MI 49107?
Most income-restricted buildings in Buchanan, MI 49107 serve households at or below 50% or 80% of area median income. HUD's 2026 very low-income (50%) limit for a 1-person household is $32,300, and $46,100 for a 4-person household. Public housing can go up to 80% ($51,650 for 1 person). Each building sets its own cap — call to confirm before you apply. Citizenship, household size, and local preferences can also apply.
What is the income limit for low-income housing in Buchanan, MI 49107?
For many programs in Buchanan, MI 49107, the 2026 HUD very low-income (50%) limit is $32,300 a year for 1 person and $46,100 for 4 people. The low-income (80%) limit is $51,650 for 1 person. Tax-credit buildings often use 60% of median income. Confirm with the property — they can be stricter.
How much rent do you pay for low-income housing in Buchanan, MI 49107?
In public housing and most Section 8 in Buchanan, MI 49107, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Buchanan, MI 49107 is $1,070 a month (rent plus utilities for a modest unit). Tax-credit apartments use set rents below market, not always 30% of income. Call the building for the actual rent; this site is not a vacancy or price list.
Does Mill Pond Apts take Section 8 vouchers?
Mill Pond Apts is listed with project-based Section 8 or HUD assistance — the subsidy is on the unit, so you usually apply at the building rather than bringing a tenant voucher. Ask when you call whether they also accept Housing Choice Vouchers.
Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Multifamily Assisted Properties, Oct 2026; HUD Public Housing Developments, Oct 2026. Not affiliated with HUD or USDA. Details can be out of date — confirm with the property before applying. Report a correction.