In Bay City, a typical home is worth $97,600 and typical rent is $766 a month. Compared with all of Bay County, the typical home value is 36% lower, typical household income is 20% lower, and the share of households that own their home is 7 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $93,901 to $125,613.
Typical rent
$968a month
▲ 3.2% more than 12 months ago
Typical rent from Zillow, March 2024 to September 2026: from $848 to $968.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Bay City is in Bay County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Bay County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Saginaw, the typical home value is $60,000: 39% less than in Bay City ($97,600).
2
The typical home in Bay City is worth $97,600,36% less than in Bay County as a whole ($152,200).
3
Bay City has the 10th lowest typical rent of the 175 cities in Michigan with more than 5,000 people ($766).
4
The typical household income in Bay City is $49,420,20% less than in Bay County as a whole ($61,763).
5
70% of households in Bay City own their home, against 77% in Bay County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Bay City
What homes there are in Bay City, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Bay City
Bay County
Michigan
United States
Kind of home: Bay City and its comparisons
Measure
Bay City
Bay County
Michigan
United States
Detached house
73%
76%
72%
61%
Attached house
4%
4%
5%
6%
Building of 2 to 4
11%
5%
5%
8%
Apartments (5 or more)
10%
10%
13%
19%
Mobile home
Unreliable estimate
5%
5%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses are the majority in Bay City (73%), but less so than in Bay County (76%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Bay City
Bay County
Michigan
United States
Year built: Bay City and its comparisons
Measure
Bay City
Bay County
Michigan
United States
Before 1960
74%
47%
36%
26%
1960–1979
15%
28%
26%
24%
1980–1999
7%
15%
22%
25%
2000–2009
2%
7%
10%
14%
2010 or later
2%
4%
6%
11%
Homes in Bay City are older: the typical year built is 1941; in Bay County, 1963.
There are fewer big homes in Bay City than in Bay County: 61% have 3 bedrooms or more, against 66%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K53%
$100K–$200K37%
$200K–$300K5%
$300K–$500K4%
$500K–$750KUnreliable
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Bay City and its comparisons
Measure
Bay City
Under $100K
53%
$100K–$200K
37%
$200K–$300K
5%
$300K–$500K
4%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable estimate
$1M or more
Unreliable
With an FHA limit of $541,287, at least 99% of owner-occupied homes in Bay City sit below it: they are worth less than $500,000.
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $50025%
$500–$99944%
$1,000–$1,49922%
HUD fair market rent, 2 bedrooms: $1,055
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Bay City and its comparisons
Measure
Bay City
Under $500
25%
$500–$999
44%
$1,000–$1,499
22%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
By rent, most homes in Bay City cost less than HUD's 2-bedroom fair market rent ($1,055): about 71%.
With a mortgage
$1,069 a month
Bay County: $1,249 a month
Without a mortgage
$504 a month
Bay County: $557 a month
Owners with a mortgage
52%
Bay County: 52%
In Bay City, 52% of owners have a mortgage, and their typical cost is $1,069 a month, against $1,249 in Bay County. Without one it drops to $504.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Bay City+46%
Bay County+49%
Michigan+50%
United States+53%
Typical rent
Bay City+21%
Bay County+30%
Michigan+30%
United States+33%
Typical household income
Bay City+30%
Bay County+27%
Michigan+28%
United States+29%
Change since 2015–2019: Bay City and its comparisons
Measure
Bay City
Bay County
Michigan
United States
Typical home value
+46%
+49%
+50%
+53%
Typical rent
+21%
+30%
+30%
+33%
Typical household income
+30%
+27%
+28%
+29%
Homes in Bay City gained value more slowly than in Bay County: 46% since 2015–2019, against 49%.
Rents in Bay City rose more slowly than in Bay County: 21% since 2015–2019, against 30%.
To compare: typical income in Bay City rose 30%; the home, +46%; the rent, +21%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Bay City and its comparisons
Measure
Bay City
Bay County
Michigan
United States
Rental vacancy
Unreliable estimate
3.9%
5.1%
5.5%
Homeowner vacancy
Unreliable estimate
0.8%
0.8%
0.9%
More than one person per room
Unreliable estimate
0.9%
1.6%
3.4%
People per household
2.18
2.26
2.42
2.53
Drive alone
79%
82%
74%
69%
Carpool
8%
7%
8%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
3%
2%
2%
3%
Work from home
8%
9%
14%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
10 to 19 minutes
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
A household in Bay City has 2.18 people on average, about the same as in Bay County (2.26).
In Bay City, 79% of workers drive alone to work; in Bay County, 82%.
Do the math
What would you pay each month for a home in Bay City?
A typical home is within reach of the typical income
We start with a typical home in Bay City, worth $97,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 21% of the typical household income in Bay City, which is $49,420 a year.
The calculator's FHA and conventional loan limits are those of all of Bay County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Bay City. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $3,416 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$880
at 7.18% · 30 years
Loan amount
$95,832
Total interest
$137,880
Paid off in
November 2056
Includes $1,648 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,153 a month
Your payment · 21%
Tight
$1,153 to $1,483 a month
Hard
more than $1,483 a month
Compared with the typical household income in Bay City ($49,420 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$649
Property tax
$147
Home insurance
$41
FHA mortgage insurance (MIP)
$43
You need at least $3,416 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $880; principal and interest $649.
The city and its county
Bay City and Bay County
Bay City is in Bay County, Michigan. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Bay City
Map of Bay County, Michigan, with Bay City marked. Around it, the neighboring counties.
Bay City
Bay County
Other cities with a page
Bay City's own numbers
Typical home value
$97,600
Typical monthly rent
$766
Typical yearly household income
$49,420
Households that own their home
70%
Effective property tax rate
1.81%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Bay County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,055
Price change over 5 years (FHFA)
+60%
Homes in a high flood-risk zone
7.6%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Bay County.
A typical home in Bay City is worth $97,600: 36% below the county and 58% below Michigan. With the typical household income in Bay City ($49,420 a year), a typical home costs 2.0 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Bay City2.0 years
Bay2.5 years
Michigan3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Bay County
According to FHFA’s house price index, home prices in Bay County rose 89% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Bay County.
Yearly change in FHFA’s price index in Bay County, 2016 to 2025
2016: +0.6% +0.6% 2016
2017: +3.5% +3.5% 2017
2018: +4.8% +4.8% 2018
2019: +4.3% +4.3% 2019
2020: +4.1% +4.1% 2020
2021: +12.7% +12.7% 2021
2022: +14.5% +14.5% 2022
2023: +8.3% +8.3% 2023
2024: +8.8% +8.8% 2024
2025: +5.1% +5.1% 2025
Change in FHFA’s price index in Bay County, Michigan and the United States
Period
County
Michigan
U.S.
Last year (2025)
+5.1%
+4.7%
+2.9%
5 years (2020–2025)
+60%
+52%
+47%
10 years (2015–2025)
+89%
+97%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Bay City next to Bay County, Michigan and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Bay City$97,600
Bay$152,200
Michigan$231,600
United States$332,700
Typical monthly rent
Bay City$766
Bay$860
Michigan$1,129
United States$1,413
Typical yearly household income
Bay City$49,420
Bay$61,763
Michigan$72,875
United States$80,734
See the full table
Bay City next to Bay County and Michigan
Measure
Bay City
Bay County
Michigan
U.S.
Typical home value
$97,600 ▼36% below the county
$152,200
$231,600
$332,700
Typical monthly rent
$766 ▼11% below the county
$860
$1,129
$1,413
Typical yearly household income
$49,420 ▼20% below the county
$61,763
$72,875
$80,734
Households that own their home
70% ▼7 points below the county
77%
73%
65%
Typical yearly property tax
$1,764 ▼22% below the county
$2,271
$2,904
$3,119
Effective property tax rate
1.81% ▲0.32 points above the county
1.49%
1.25%
0.94%
Renters with high rent for their income
47% ▲4 points above the county
43%
50%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Bay County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Bay City
For a typical $97,600 home in Bay City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bay City's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$880a month
Least cash to close
Down payment
$3,416
Cash to close
$6,344
Rate
7.18%
Mortgage insurance
FHA MIP · $43
Conventional, 5% down$862a month
Down payment
$4,880
Cash to close
$7,808
Rate
7.18%
Mortgage insurance
PMI · $46
Conventional, 20% down, no PMI$717a month
Down payment
$19,520
Cash to close
$22,448
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$807a month
Down payment
$14,640
Cash to close
$17,568
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Bay City
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$880
$3,416
$95,832
7.18%
FHA MIP · $43
$6,344
580
Conventional, 5% down
$862
$4,880
$92,720
7.18%
PMI · $46
$7,808
620*
Conventional, 20% down, no PMI
$717
$19,520
$78,080
7.18%
None
$22,448
620*
ITIN, 15% down (example)
$807
$14,640
$82,960
8.18%
None
$17,568
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Bay City is $766 a month: 11% below the county. In Bay City, 47% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Bay County, by unit size. To pay the 2-bedroom one ($1,055 a month) without spending more than 30% of your income, you would need to earn $20.29 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Bay County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$830
$15.96
$33,200
1 bedroom
$835
$16.06
$33,400
2 bedrooms
$1,055
$20.29
$42,200
3 bedrooms
$1,429
$27.48
$57,160
4 bedrooms
$1,537
$29.56
$61,480
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Bay City
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bay City has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,010 in 48708 to $1,090 in 48706.
1 of the 2 is above the fair market rent for Bay County ($1,055).
Fair market rent by ZIP code and size in Bay City, fiscal year 2027.
48706
$860
$860
$1,090
$1,480
$1,590
48708
$800
$800
$1,010
$1,380
$1,490
ZIP code2 bd3 bd
48706 $1,090$1,480
48708 $1,010$1,380
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bay City when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 13 buildings with rents for lower incomes in Bay City. These are the largest.
Scattered Site Housing1410 Bradfield St, Bay City 48706193 low-income homes · Run by Bay City Housing Commission · Average payment: $583 a month · Average wait: 16 months · Homes at several sites(989) 892-9581
Bangor Downs3325 Alarie Dr, Bay City 48706180 low-income homes · For families(989) 686-4130
Bradley House100 15th St, Bay City 48708180 homes, 179 low-income · For older adults(989) 893-2007
Maplewood Manor (bay City)1200 N Madison Ave, Bay City 48708158 low-income homes · 1 bd: 157 · 2 bd: 1 · In service since 2015 · For older adults(989) 892-9581
Baytown1114 N Jackson St, Bay City 48708150 low-income homes · For families(989) 892-9111
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Bay County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Bay City or Bay County. The ones below are statewide in Michigan: they work in Bay City the same as in the rest of the state.
Michigan state agency loan of up to $10,000, with no interest and no monthly payments, for the down payment, closing costs and prepaid expenses; it goes with MSHDA's MI Home Loan mortgage and is repaid in certain cases, such as when you pay off the first mortgage, sell or refinance the home, or no longer live in it.Offered by Michigan State Housing Development Authority (MSHDA).
Michigan state authority certificate that lets you take 20% of the interest you pay each year on your mortgage off your federal taxes, for the life of the loan; you apply with an approved lender before you buy.Offered by Michigan State Housing Development Authority (MSHDA).
No legal help resource on our list is for Bay City or Bay County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Bay City and all of Bay County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Bay City?
The typical home value in Bay City is $97,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Bay County it is $152,200.
How much does it cost to rent in Bay City?
Typical rent in Bay City is $766 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Bay County is $1,055.
What is the FHA loan limit in Bay City?
Bay City uses the FHA limit for all of Bay County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Bay City?
The typical homeowner in Bay City pays $1,764 a year, according to the U.S. Census Bureau. That is 1.81% of the home’s value; in Bay County, the rate is 1.49%.
Where can I find free help to buy or rent in Bay City?
We found no HUD-approved counseling agencies with an office in Bay County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
