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City · 8,412 residents · Genesee County, Michigan

Beecher , Michigan

In Beecher, a typical home is worth $51,500 and typical rent is $906 a month. Compared with all of Genesee County, the typical home value is 72% lower, typical household income is 40% lower, and the share of households that own their home is 22 points lower.

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  • Typical home value

    $51,500

    72% below the county

    78% below Michigan

    • Beecher
    • Genesee
    • Michigan

  • Typical rent

    $906a month

    8% below the county

    20% below Michigan

    • Beecher
    • Genesee
    • Michigan

  • Typical household income

    $37,515a year

    40% below the county

    49% below Michigan

    • Beecher
    • Genesee
    • Michigan

  • Households that own their home

    49%

    22 points below the county

    25 points below Michigan

    • Beecher
    • Genesee
    • Michigan

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$43,863
about the same as 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Beecher is in Genesee 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 Genesee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Beecher apart

What this place has that others do not, from public data, most unusual first.

  1. Beecher has the lowest typical home value of the 179 cities in Michigan with more than 5,000 people: $51,500.

  2. Beecher has the 4th lowest typical household income of the 179 cities in Michigan with more than 5,000 people ($37,515).

  3. 49% of households in Beecher own their home, against 71% in Genesee County.

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Beecher barely changed; in Michigan, it rose 3.8%.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Beecher

What homes there are in Beecher, 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 houses, standing on their own, make up 85% of homes here, against 74% in Genesee County.

Year built

In Beecher, half of the homes were built before 1961; in Genesee County, before 1969.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,001 a month

Genesee County: $1,455 a month

Without a mortgage

$464 a month

Genesee County: $583 a month

Owners with a mortgage

26%

Genesee County: 57%

The typical cost for an owner with a mortgage in Beecher is $1,001 a month, less than in Genesee County ($1,455); without one, $464.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Beecher rose 76%; in Genesee County, it rose 64%.

Since 2015–2019, the typical rent in Beecher rose 24%, less than in Genesee County (29%).

To compare: typical income in Beecher rose 33%; the home, +76%; the rent, +24%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBeecherGenesee CountyMichiganUnited States
Rental vacancy Unreliable estimate3.2%5.1%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room Unreliable estimate1.3%1.6%3.4%
People per household 2.412.382.422.53
Drive alone 72%79%74%69%
Carpool 14%9%8%9%
Public transit Unreliable estimate1%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home Unreliable estimate10%14%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Genesee County, a household in Beecher has 2.41 people on average.

In Beecher, 14% of workers share a car to get to work; in Genesee County, 9%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Beecher?

A typical home is within reach of the typical income

We start with a typical home in Beecher, worth $51,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 15% of the typical household income in Beecher, which is $37,515 a year.

The calculator's FHA and conventional loan limits are those of all of Genesee County.

Your numbers

Local data
$

Starts at the typical home value in Beecher. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $1,803 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$468

at 7.18% · 30 years

Loan amount
$50,567
Total interest
$72,754
Paid off in
November 2056

Includes $870 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $875 a month

    Your payment · 15%

  • Tight

    $875 to $1,125 a month

  • Hard

    more than $1,125 a month

Compared with the typical household income in Beecher ($37,515 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$468
Principal & interest$343
Property tax$81
Home insurance$22
FHA mortgage insurance (MIP)$23

You need at least $1,803 for the down payment, plus closing costs.

Next step

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.

The city and its county

Beecher and Genesee County

Beecher is in Genesee 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).

Beecher's own numbers

Typical home value
$51,500
Typical monthly rent
$906
Typical yearly household income
$37,515
Households that own their home
49%
Effective property tax rate
1.89%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Genesee County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,133
Price change over 5 years (FHFA)
+48%
Homes in a high flood-risk zone
0.7%

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 Genesee County.

Everything about Genesee County

Buying

Buying a home in Beecher

A typical home in Beecher is worth $51,500: 72% below the county and 78% below Michigan. With the typical household income in Beecher ($37,515 a year), a typical home costs 1.4 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.

  • Beecher 1.4 years
  • Genesee 2.9 years
  • Michigan 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Genesee County

According to FHFA’s house price index, home prices in Genesee County rose 97% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Genesee County.

Period County Michigan U.S.
Last year (2025) +5.0% +4.7% +2.9%
5 years (2020–2025) +48% +52% +47%
10 years (2015–2025) +97% +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

Beecher next to Genesee 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
  • Beecher $51,500
  • Genesee $182,400
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • Beecher $906
  • Genesee $989
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • Beecher $37,515
  • Genesee $62,281
  • Michigan $72,875
  • United States $80,734
See the full table
Beecher next to Genesee County and Michigan
Measure Beecher Genesee County Michigan U.S.
Typical home value $51,500 $182,400 $231,600 $332,700
Typical monthly rent $906 $989 $1,129 $1,413
Typical yearly household income $37,515 $62,281 $72,875 $80,734
Households that own their home 49% 71% 73% 65%
Typical yearly property tax $975 $2,487 $2,904 $3,119
Effective property tax rate 1.89% 1.36% 1.25% 0.94%
Renters with high rent for their income 58% 53% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Genesee 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 Beecher

For a typical $51,500 home in Beecher, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Beecher's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $468a month

    Least cash to close
    Down payment
    $1,803
    Cash to close
    $3,348
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $23

  • Conventional, 5% down $458a month

    Down payment
    $2,575
    Cash to close
    $4,120
    Rate
    7.18%
    Mortgage insurance
    PMI · $24

  • Conventional, 20% down, no PMI $382a month

    Down payment
    $10,300
    Cash to close
    $11,845
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $429a month

    Down payment
    $7,725
    Cash to close
    $9,270
    Rate
    8.18%
    Mortgage insurance
    None

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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Beecher and for Genesee County.

Property tax

Effective rate in Beecher

1.89%of the home’s value each year

$975 a year for the typical owner in Beecher.

  • Beecher 1.89%
  • Genesee 1.36%
  • Michigan 1.25%

What Michigan publishes Principal Residence Exemption (PRE) from school operating tax (Michigan Legislature (Michigan Compiled Laws))

Exemptions and deadlines in Michigan

Flood risk in Genesee County

FEMA does not publish these numbers by city: they are for all of Genesee County.

Homes in the high-risk zone
0.7%
1,058
Of those, with NFIP insurance
20%
County Michigan U.S.
Homes in the high-risk zone 0.7% 1.6% 3.5%
Of those, with NFIP insurance 20% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Beecher

Typical rent in Beecher is $906 a month: 8% below the county. In Beecher, 58% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Genesee County, by unit size. To pay the 2-bedroom one ($1,133 a month) without spending more than 30% of your income, you would need to earn $21.79 an hour working full time.

HUD fair market rent for all of Genesee County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $792 $15.23 $31,680
1 bedroom $939 $18.06 $37,560
2 bedrooms $1,133 $21.79 $45,320
3 bedrooms $1,391 $26.75 $55,640
4 bedrooms $1,613 $31.02 $64,520

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 Beecher

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Beecher has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,010 in 48505 to $1,060 in 48458.

None is above the fair market rent for Genesee County ($1,133).

  • 48458 $1,060$1,300
  • 48505 $1,010$1,250

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Beecher 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 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Beecher

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.

There are 2 HUD-approved agencies with an office in Genesee County; none says it serves in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Beecher

No down payment, repair or rent-help program on our list is for Beecher or Genesee County. The ones below are statewide in Michigan: they work in Beecher the same as in the rest of the state.

Which programs do I qualify for? All programs in Michigan

  • MI 10K DPA Loan

    Statewide in Michigan

    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).

    Deferred

    See the program Official page

  • Mortgage Credit Certificate (MCC)

    Statewide in Michigan

    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).

    Tax credit

    See the program Official page

Housing counselors near Beecher

The HUD-approved agencies closest to the center of Beecher, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Genesee County Habitat for Humanity

    101 Burton St, Flint · 5 miles away

    • Fair housing pre-purchase workshops
    • Pre-purchase counseling
    • and 2 more
    (810) 766-9089

  • Metro Community Development, Inc.

    1174 Robert T Longway Blvd, Flint · 5 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    810-767-4622-370

  • Oakland County Housing Counseling

    1200 N Telegraph Rd, Pontiac · 35 miles away

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 4 more
    (248) 858-5402

Every agency in Genesee County All counseling agencies in Michigan

Help in Spanish near Beecher

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Beecher

In HUD’s record, no housing authority with an office in Genesee County is named for Beecher or Genesee County.

One other authority has an office in Genesee County: see the list Source: HUD

Cities

Other cities in Genesee County

These cities are also in Genesee County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Genesee County Housing in Michigan

Nearby cities

The cities closest to Beecher, with the typical home value.

Neighboring counties

If Genesee County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Beecher.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Beecher

Short answers with the numbers for Beecher and all of Genesee 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 Beecher?

The typical home value in Beecher is $51,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Genesee County it is $182,400.

How much does it cost to rent in Beecher?

Typical rent in Beecher is $906 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Genesee County is $1,133.

What is the FHA loan limit in Beecher?

Beecher uses the FHA limit for all of Genesee 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 Beecher?

The typical homeowner in Beecher pays $975 a year, according to the U.S. Census Bureau. That is 1.89% of the home’s value; in Genesee County, the rate is 1.36%.

Where can I find free help to buy or rent in Beecher?

There are 2 HUD-approved counseling agencies with an office in Genesee County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).