In Benton Harbor, a typical home is worth $76,500 and typical rent is $851 a month. Compared with all of Berrien County, the typical home value is 66% lower, typical household income is 52% lower, and the share of households that own their home is 36 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $132,950 to $158,402.
Typical rent
$1,065a month
Typical rent from Zillow, June 2026 to September 2026: from $1,007 to $1,065.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Benton Harbor is in Berrien 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 Berrien County. See the county
What this place has that others do not, from public data, most unusual first.
1
37% of households in Benton Harbor own their home, against 73% in Berrien County.
2
Benton Harbor has the 2nd lowest typical household income of the 179 cities in Michigan with more than 5,000 people ($31,117).
3
The typical home in Benton Harbor is worth $76,500,66% less than in Berrien County as a whole ($224,300).
4
Benton Harbor has the 12th largest share of rent-burdened renters of the 168 cities in Michigan with more than 5,000 people (66%).
5
15% of households in Benton Harbor have no internet at home (8% in Berrien County).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Benton Harbor
What homes there are in Benton Harbor, 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
Benton Harbor
Berrien County
Michigan
United States
Kind of home: Benton Harbor and its comparisons
Measure
Benton Harbor
Berrien County
Michigan
United States
Detached house
73%
77%
72%
61%
Attached house
Unreliable estimate
3%
5%
6%
Building of 2 to 4
7%
7%
5%
8%
Apartments (5 or more)
18%
10%
13%
19%
Mobile home
Unreliable estimate
4%
5%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house is still the most common home in Benton Harbor, but it weighs less than in Berrien County: 73% against 77%.
Year built
Before 19601960–19791980–19992000–20092010 or later
Benton Harbor
Berrien County
Michigan
United States
Year built: Benton Harbor and its comparisons
Measure
Benton Harbor
Berrien County
Michigan
United States
Before 1960
59%
41%
36%
26%
1960–1979
23%
29%
26%
24%
1980–1999
6%
17%
22%
25%
2000–2009
8%
9%
10%
14%
2010 or later
4%
4%
6%
11%
Homes in Benton Harbor are older: the typical year built is 1956; in Berrien County, 1966.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100K61%
$100K–$200K26%
$200K–$300KUnreliable
$300K–$500KUnreliable
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Benton Harbor and its comparisons
Measure
Benton Harbor
Under $100K
61%
$100K–$200K
26%
$200K–$300K
Unreliable estimate
$300K–$500K
Unreliable estimate
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable estimate
$1M or more
Unreliable
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $50019%
$500–$99941%
$1,000–$1,49935%
HUD fair market rent, 2 bedrooms: $1,152
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Benton Harbor and its comparisons
Measure
Benton Harbor
Under $500
19%
$500–$999
41%
$1,000–$1,499
35%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable estimate
By rent, most homes in Benton Harbor cost less than HUD's 2-bedroom fair market rent ($1,152): about 71%.
With a mortgage
$942 a month
Berrien County: $1,462 a month
Without a mortgage
$450 a month
Berrien County: $568 a month
Owners with a mortgage
50%
Berrien County: 56%
The typical cost for an owner with a mortgage in Benton Harbor is $942 a month, less than in Berrien County ($1,462); without one, $450.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Benton Harbor+21%
Berrien County+49%
Michigan+50%
United States+53%
Typical rent
Benton Harbor+32%
Berrien County+27%
Michigan+30%
United States+33%
Typical household income
Benton Harbor+42%
Berrien County+29%
Michigan+28%
United States+29%
Change since 2015–2019: Benton Harbor and its comparisons
Measure
Benton Harbor
Berrien County
Michigan
United States
Typical home value
+21%
+49%
+50%
+53%
Typical rent
+32%
+27%
+30%
+33%
Typical household income
+42%
+29%
+28%
+29%
The typical home value in Benton Harbor rose 21% since 2015–2019, less than in Berrien County (49%).
Rents in Benton Harbor rose faster than in Berrien County: 32% since 2015–2019, against 27%.
Here income gained ground: typical income rose 42%, against +21% for home values and +32% for rent.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Benton Harbor and its comparisons
Measure
Benton Harbor
Berrien County
Michigan
United States
Rental vacancy
Unreliable estimate
4.5%
5.1%
5.5%
Homeowner vacancy
Unreliable estimate
0.8%
0.8%
0.9%
More than one person per room
Unreliable estimate
1.4%
1.6%
3.4%
People per household
2.44
2.35
2.42
2.53
Drive alone
79%
76%
74%
69%
Carpool
10%
8%
8%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
Unreliable estimate
3%
2%
3%
Work from home
Unreliable estimate
11%
14%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
10 to 19 minutes
10 to 19 minutes
20 to 29 minutes
20 to 29 minutes
By size, households in Benton Harbor look like those in Berrien County: 2.44 people on average.
The car rules in Benton Harbor: 79% of workers drive to work alone, and the typical trip takes 10 to 19 minutes.
Do the math
What would you pay each month for a home in Benton Harbor?
A typical home is within reach of the typical income
We start with a typical home in Benton Harbor, worth $76,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 25% of the typical household income in Benton Harbor, which is $31,117 a year.
The calculator's FHA and conventional loan limits are those of all of Berrien 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 Benton Harbor. 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 $2,678 (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
$650
at 7.18% · 30 years
Loan amount
$75,114
Total interest
$108,071
Paid off in
November 2056
Includes $1,292 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $726 a month
Your payment · 25%
Tight
$726 to $934 a month
Hard
more than $934 a month
Compared with the typical household income in Benton Harbor ($31,117 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$509
Property tax
$76
Home insurance
$32
FHA mortgage insurance (MIP)
$34
You need at least $2,678 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 $650; principal and interest $509.
The city and its county
Benton Harbor and Berrien County
Benton Harbor is in Berrien 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).
Benton Harbor
Map of Berrien County, Michigan, with Benton Harbor marked. Around it, the neighboring counties.
Benton Harbor
Berrien County
Other cities with a page
Benton Harbor's own numbers
Typical home value
$76,500
Typical monthly rent
$851
Typical yearly household income
$31,117
Households that own their home
37%
Effective property tax rate
1.19%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Berrien County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,152
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.6%
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 Berrien County.
A typical home in Benton Harbor is worth $76,500: 66% below the county and 67% below Michigan. With the typical household income in Benton Harbor ($31,117 a year), a typical home costs 2.5 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.
Benton Harbor2.5 years
Berrien3.4 years
Michigan3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Berrien County
According to FHFA’s house price index, home prices in Berrien County rose 92% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Berrien County.
Yearly change in FHFA’s price index in Berrien County, 2016 to 2025
2016: +3.6% +3.6% 2016
2017: +5.1% +5.1% 2017
2018: +3.7% +3.7% 2018
2019: +5.6% +5.6% 2019
2020: +4.5% +4.5% 2020
2021: +10.6% +10.6% 2021
2022: +15.1% +15.1% 2022
2023: +7.5% +7.5% 2023
2024: +8.5% +8.5% 2024
2025: +3.7% +3.7% 2025
Change in FHFA’s price index in Berrien County, Michigan and the United States
Period
County
Michigan
U.S.
Last year (2025)
+3.7%
+4.7%
+2.9%
5 years (2020–2025)
+54%
+52%
+47%
10 years (2015–2025)
+92%
+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
Benton Harbor next to Berrien 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
Benton Harbor$76,500
Berrien$224,300
Michigan$231,600
United States$332,700
Typical monthly rent
Benton Harbor$851
Berrien$942
Michigan$1,129
United States$1,413
Typical yearly household income
Benton Harbor$31,117
Berrien$65,425
Michigan$72,875
United States$80,734
See the full table
Benton Harbor next to Berrien County and Michigan
Measure
Benton Harbor
Berrien County
Michigan
U.S.
Typical home value
$76,500 ▼66% below the county
$224,300
$231,600
$332,700
Typical monthly rent
$851 ▼10% below the county
$942
$1,129
$1,413
Typical yearly household income
$31,117 ▼52% below the county
$65,425
$72,875
$80,734
Households that own their home
37% ▼36 points below the county
73%
73%
65%
Typical yearly property tax
$911 ▼62% below the county
$2,429
$2,904
$3,119
Effective property tax rate
1.19% ▲0.11 points above the county
1.08%
1.25%
0.94%
Renters with high rent for their income
66% ▲16 points above the county
50%
50%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Berrien 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 Benton Harbor
For a typical $76,500 home in Benton Harbor, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Benton Harbor's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$650a month
Least cash to close
Down payment
$2,678
Cash to close
$4,973
Rate
7.18%
Mortgage insurance
FHA MIP · $34
Conventional, 5% down$636a month
Down payment
$3,825
Cash to close
$6,120
Rate
7.18%
Mortgage insurance
PMI · $36
Conventional, 20% down, no PMI$522a month
Down payment
$15,300
Cash to close
$17,595
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$593a month
Down payment
$11,475
Cash to close
$13,770
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Benton Harbor
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$650
$2,678
$75,114
7.18%
FHA MIP · $34
$4,973
580
Conventional, 5% down
$636
$3,825
$72,675
7.18%
PMI · $36
$6,120
620*
Conventional, 20% down, no PMI
$522
$15,300
$61,200
7.18%
None
$17,595
620*
ITIN, 15% down (example)
$593
$11,475
$65,025
8.18%
None
$13,770
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 Benton Harbor is $851 a month: 10% below the county. In Benton Harbor, 66% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Berrien County, by unit size. To pay the 2-bedroom one ($1,152 a month) without spending more than 30% of your income, you would need to earn $22.15 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 Berrien County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$802
$15.42
$32,080
1 bedroom
$887
$17.06
$35,480
2 bedrooms
$1,152
$22.15
$46,080
3 bedrooms
$1,512
$29.08
$60,480
4 bedrooms
$1,514
$29.12
$60,560
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 Benton Harbor
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Benton Harbor is in ZIP code 49022.
For 2 bedrooms it is $1,080: $72 less than the fair market rent for Berrien County ($1,152).
Fair market rent by ZIP code and size in Benton Harbor, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
49022
$750
$830
$1,080
$1,420
$1,420
ZIP code2 bd3 bd
49022 $1,080$1,420
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Benton Harbor 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 25 buildings with rents for lower incomes in Benton Harbor. These are the largest.
Blossom Acres1100 Circle Dr, Benton Harbor 49022300 low-income homes · Run by Benton Township Housing Commission · Average payment: $354 a month · Average wait: 57 months(269) 927-3541
River Terrace261 River Terrace Dr, Benton Harbor 49022270 low-income homes · For families(269) 926-1900
Berrien Homes1901 Council Dr, Benton Harbor 49022160 low-income homes · 1 bd: 15 · 2 bd: 45 · 3 bd: 60 · 4 bd: 40 · In service since 2017 · For families(269) 927-3548
Benton Manor Cooperative I144 Collins Ave, Benton Harbor 49022150 low-income homes · For families(269) 925-8761
Harbor Towers250 E Wall St, Benton Harbor 49022141 low-income homes · Run by Benton Harbor Housing Commission · Average payment: $433 a month · Average wait: 43 months(269) 927-3546
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 Berrien 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 Benton Harbor or Berrien County. The ones below are statewide in Michigan: they work in Benton Harbor 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).
The HUD-approved agencies closest to the center of Benton Harbor, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
No legal help resource on our list is for Benton Harbor or Berrien 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 Benton Harbor and all of Berrien 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 Benton Harbor?
The typical home value in Benton Harbor is $76,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Berrien County it is $224,300.
How much does it cost to rent in Benton Harbor?
Typical rent in Benton Harbor is $851 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Berrien County is $1,152.
What is the FHA loan limit in Benton Harbor?
Benton Harbor uses the FHA limit for all of Berrien 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 Benton Harbor?
The typical homeowner in Benton Harbor pays $911 a year, according to the U.S. Census Bureau. That is 1.19% of the home’s value; in Berrien County, the rate is 1.08%.
Where can I find free help to buy or rent in Benton Harbor?
We found no HUD-approved counseling agencies with an office in Berrien County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
