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City · 9,277 residents · Eaton County, Michigan

Charlotte , Michigan

In Charlotte, a typical home is worth $153,900 and typical rent is $887 a month. Compared with all of Eaton County, the typical home value is 29% lower, typical household income is 21% lower, and the share of households that own their home is 7 points lower.

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  • Typical home value

    $153,900

    29% below the county

    34% below Michigan

    • Charlotte
    • Eaton
    • Michigan

  • Typical rent

    $887a month

    19% below the county

    21% below Michigan

    • Charlotte
    • Eaton
    • Michigan

  • Typical household income

    $62,681a year

    21% below the county

    14% below Michigan

    • Charlotte
    • Eaton
    • Michigan

  • Households that own their home

    67%

    7 points below the county

    6 points below Michigan

    • Charlotte
    • Eaton
    • Michigan

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

Market now, with Zillow data

Zillow data
Typical home value
$239,881
4% more than 12 months ago
Typical rent
$1,250 a month

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

Charlotte is in Eaton 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 Eaton County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Charlotte apart

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

  1. The typical home in Charlotte is worth $153,900, 29% less than in Eaton County as a whole ($216,900).

  2. Nearby, in Lansing, the typical home value is $128,700: 16% less than in Charlotte ($153,900).

  3. The typical household income in Charlotte is $62,681, 21% less than in Eaton County as a whole ($79,597).

  4. The typical rent in Charlotte is $887 a month, 19% less than in Eaton County as a whole ($1,092).

  5. 67% of households in Charlotte own their home, against 74% in Eaton County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Charlotte

What homes there are in Charlotte, 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 are the majority in Charlotte (61%), but less so than in Eaton County (70%).

Year built

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

HUD's 2-bedroom fair market rent (FMR) for Eaton County is $1,323; about 80% of rents in Charlotte are below it.

With a mortgage

$1,228 a month

Eaton County: $1,514 a month

Without a mortgage

$619 a month

Eaton County: $641 a month

Owners with a mortgage

64%

Eaton County: 63%

In Charlotte, 64% of owners have a mortgage, and their typical cost is $1,228 a month, against $1,514 in Eaton County. Without one it drops to $619.

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

The typical home value in Charlotte rose 45% since 2015–2019, more than in Eaton County (40%).

Rent in Charlotte moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureCharlotteEaton CountyMichiganUnited States
Rental vacancy Unreliable estimate5.3%5.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.3%1.6%3.4%
People per household 2.452.362.422.53
Drive alone 70%72%74%69%
Carpool Unreliable estimate9%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 13%15%14%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

By size, households in Charlotte look like those in Eaton County: 2.45 people on average.

In Charlotte, 70% of workers drive alone to work; in Eaton County, 72%.

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 Charlotte?

A typical home is within reach of the typical income

We start with a typical home in Charlotte, worth $153,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 26% of the typical household income in Charlotte, which is $62,681 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Charlotte. 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 $5,387 (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

$1,352

at 7.18% · 30 years

Loan amount
$151,112
Total interest
$217,415
Paid off in
November 2056

Includes $2,599 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,463 a month

    Your payment · 26%

  • Tight

    $1,463 to $1,880 a month

  • Hard

    more than $1,880 a month

Compared with the typical household income in Charlotte ($62,681 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,352
Principal & interest$1,024
Property tax$196
Home insurance$64
FHA mortgage insurance (MIP)$68

You need at least $5,387 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

Charlotte and Eaton County

Charlotte is in Eaton 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).

Charlotte's own numbers

Typical home value
$153,900
Typical monthly rent
$887
Typical yearly household income
$62,681
Households that own their home
67%
Effective property tax rate
1.53%

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

Numbers for all of Eaton County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,323
Price change over 5 years (FHFA)
+47%
Homes in a high flood-risk zone
1.7%

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 Eaton County.

Everything about Eaton County

Buying

Buying a home in Charlotte

A typical home in Charlotte is worth $153,900: 29% below the county and 34% below Michigan. With the typical household income in Charlotte ($62,681 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.

  • Charlotte 2.5 years
  • Eaton 2.7 years
  • Michigan 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Eaton County

According to FHFA’s house price index, home prices in Eaton County rose 95% in the 10 years through 2025.

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

Period County Michigan U.S.
Last year (2025) +4.0% +4.7% +2.9%
5 years (2020–2025) +47% +52% +47%
10 years (2015–2025) +95% +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

Charlotte next to Eaton 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
  • Charlotte $153,900
  • Eaton $216,900
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • Charlotte $887
  • Eaton $1,092
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • Charlotte $62,681
  • Eaton $79,597
  • Michigan $72,875
  • United States $80,734
See the full table
Charlotte next to Eaton County and Michigan
Measure Charlotte Eaton County Michigan U.S.
Typical home value $153,900 $216,900 $231,600 $332,700
Typical monthly rent $887 $1,092 $1,129 $1,413
Typical yearly household income $62,681 $79,597 $72,875 $80,734
Households that own their home 67% 74% 73% 65%
Typical yearly property tax $2,360 $3,067 $2,904 $3,119
Effective property tax rate 1.53% 1.41% 1.25% 0.94%
Renters with high rent for their income 40% 41% 50% 51%

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

For a typical $153,900 home in Charlotte, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Charlotte's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,352a month

    Least cash to close
    Down payment
    $5,387
    Cash to close
    $10,004
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $68

  • Conventional, 5% down $1,324a month

    Down payment
    $7,695
    Cash to close
    $12,312
    Rate
    7.18%
    Mortgage insurance
    PMI · $73

  • Conventional, 20% down, no PMI $1,094a month

    Down payment
    $30,780
    Cash to close
    $35,397
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,237a month

    Down payment
    $23,085
    Cash to close
    $27,702
    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 Charlotte and for Eaton County.

Property tax

Effective rate in Charlotte

1.53%of the home’s value each year

$2,360 a year for the typical owner in Charlotte.

  • Charlotte 1.53%
  • Eaton 1.41%
  • 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 Eaton County

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

Homes in the high-risk zone
1.7%
683
Of those, with NFIP insurance
21%
County Michigan U.S.
Homes in the high-risk zone 1.7% 1.6% 3.5%
Of those, with NFIP insurance 21% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Charlotte

Typical rent in Charlotte is $887 a month: 19% below the county. In Charlotte, 40% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Eaton County, by unit size. To pay the 2-bedroom one ($1,323 a month) without spending more than 30% of your income, you would need to earn $25.44 an hour working full time.

HUD fair market rent for all of Eaton 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 $1,036 $19.92 $41,440
1 bedroom $1,054 $20.27 $42,160
2 bedrooms $1,323 $25.44 $52,920
3 bedrooms $1,685 $32.40 $67,400
4 bedrooms $1,739 $33.44 $69,560

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 Charlotte

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Charlotte is in ZIP code 48813.

For 2 bedrooms it is $1,170: $153 less than the fair market rent for Eaton County ($1,323).

  • 48813 $1,170$1,490

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Charlotte 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?

Low-income apartments

Low-income apartments in Charlotte

HUD lists 5 buildings with rents for lower incomes in Charlotte. These are the largest.

  • Butternut Creek 100 Butternut Dr, Charlotte 48813 100 low-income homes · For families (517) 541-1288
  • Sugar Mill Senior Citizen Apts 405 Maynard St, Charlotte 48813 48 homes, 47 low-income · 1 bd: 44 · 2 bd: 4 · In service since 2004 · For older adults
  • Edmond Senior Apartments, the 225 S Washington St, Charlotte 48813 40 low-income homes · 1 bd: 12 · 2 bd: 28 · In service since 2019 · For older adults
  • House of Ruth 625 Tirrell Rd, Charlotte 48813 7 homes, 6 low-income · For people with disabilities (517) 541-2734
  • Butternut Creek 216 Butternut Dr, Charlotte 48813 84 homes

See all 20 buildings in Eaton County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Charlotte

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 Eaton County; 1 says it serves in Spanish.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Charlotte

No down payment, repair or rent-help program on our list is for Charlotte or Eaton County. The ones below are statewide in Michigan: they work in Charlotte 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 Charlotte

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

  • Housing Services Mid Michigan

    319 S Cochran Ave, Charlotte · 0 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (517) 541-1180

  • Habitat for Humanity of Michigan

    618 S Creyts Rd Ste B, Lansing · 15 miles away · Spanish

    Also serves in Arabic, American Sign Language (ASL), Cambodian, Cantonese, and 19 more languages.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (517) 485-1006

  • Capital Area Housing Partnership

    1900 S Cedar St Ste C3, Lansing · 18 miles away

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 8 more
    (517) 332-4663

Every agency in Eaton County All counseling agencies in Michigan

Help in Spanish near Charlotte

1 of the 3 agencies on this list says it serves 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 Charlotte

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

2 other authorities have an office in Eaton County: see the list Source: HUD

Cities

Other cities in Eaton County

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

Everything about Eaton County Housing in Michigan

Nearby cities

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

Neighboring counties

If Eaton 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 Charlotte.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Charlotte

Short answers with the numbers for Charlotte and all of Eaton 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 Charlotte?

The typical home value in Charlotte is $153,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Eaton County it is $216,900.

How much does it cost to rent in Charlotte?

Typical rent in Charlotte is $887 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Eaton County is $1,323.

What is the FHA loan limit in Charlotte?

Charlotte uses the FHA limit for all of Eaton 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 Charlotte?

The typical homeowner in Charlotte pays $2,360 a year, according to the U.S. Census Bureau. That is 1.53% of the home’s value; in Eaton County, the rate is 1.41%.

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

There are 2 HUD-approved counseling agencies with an office in Eaton County. 1 says it serves in Spanish. 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).