Español

Este sitio también está en español. Leer en español

City · 8,002 residents · Hillsdale County, Michigan

Hillsdale , Michigan

In Hillsdale, a typical home is worth $130,900 and typical rent is $812 a month. Compared with all of Hillsdale County, the typical home value is 26% lower, typical household income is 21% lower, and the share of households that own their home is 28 points lower.

WhatsApp

  • Typical home value

    $130,900

    26% below the county

    43% below Michigan

    • Hillsdale
    • County
    • Michigan

  • Typical rent

    $812a month

    2% below the county

    28% below Michigan

    • Hillsdale
    • County
    • Michigan

  • Typical household income

    $51,038a year

    21% below the county

    30% below Michigan

    • Hillsdale
    • County
    • Michigan

  • Households that own their home

    54%

    28 points below the county

    20 points below Michigan

    • Hillsdale
    • County
    • Michigan

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

Market now, with Zillow data

Zillow data
Typical home value
$205,266
5.3% more than 12 months ago

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

Hillsdale is in Hillsdale 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 Hillsdale County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Hillsdale apart

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

  1. 54% of households in Hillsdale own their home, against 82% in Hillsdale County.

  2. Nearby, in Albion, the typical home value is $99,900: 24% less than in Hillsdale ($130,900).

  3. The typical home in Hillsdale is worth $130,900, 26% less than in Hillsdale County as a whole ($176,100).

  4. The typical household income in Hillsdale is $51,038, 21% less than in Hillsdale County as a whole ($64,242).

  5. Hillsdale has the 17th lowest typical rent of the 175 cities in Michigan with more than 5,000 people ($812).

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

The homes here

Housing in Hillsdale

What homes there are in Hillsdale, 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

In Hillsdale, 6 in 10 homes are single-family detached houses; in Hillsdale County, 8.

Year built

In Hillsdale, half of the homes were built before 1951; in Hillsdale County, before 1971.

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 Hillsdale County is $1,022; about 77% of rents in Hillsdale are below it.

With a mortgage

$1,125 a month

Hillsdale County: $1,239 a month

Without a mortgage

$530 a month

Hillsdale County: $492 a month

Owners with a mortgage

69%

Hillsdale County: 58%

In Hillsdale, 69% of owners have a mortgage, and their typical cost is $1,125 a month, against $1,239 in Hillsdale County. Without one it drops to $530.

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 Hillsdale rose 43% since 2015–2019, less than in Hillsdale County (47%).

Since 2015–2019, the typical rent in Hillsdale rose 28%, more than in Hillsdale County (18%).

The typical household income in Hillsdale rose 34% over that time; home values changed +43% and rent +28%.

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

MeasureHillsdaleHillsdale CountyMichiganUnited States
Rental vacancy Unreliable estimateUnreliable estimate5.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate3.0%1.6%3.4%
People per household 2.502.472.422.53
Drive alone 64%77%74%69%
Carpool 9%9%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike 19%5%2%3%
Work from home 7%8%14%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Much as in Hillsdale County, a household in Hillsdale has 2.50 people on average.

In Hillsdale, 19% of workers walk or bike to work; in Hillsdale County, 5%.

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 Hillsdale?

A typical home is within reach of the typical income

We start with a typical home in Hillsdale, worth $130,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 27% of the typical household income in Hillsdale, which is $51,038 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Hillsdale. 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 $4,582 (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

$1,136

at 7.18% · 30 years

Loan amount
$128,529
Total interest
$184,922
Paid off in
November 2056

Includes $2,211 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,191 a month

    Your payment · 27%

  • Tight

    $1,191 to $1,531 a month

  • Hard

    more than $1,531 a month

Compared with the typical household income in Hillsdale ($51,038 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,136
Principal & interest$871
Property tax$153
Home insurance$55
FHA mortgage insurance (MIP)$58

You need at least $4,582 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

Hillsdale and Hillsdale County

Hillsdale is in Hillsdale 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).

Hillsdale's own numbers

Typical home value
$130,900
Typical monthly rent
$812
Typical yearly household income
$51,038
Households that own their home
54%
Effective property tax rate
1.4%

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

Numbers for all of Hillsdale County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,022
Price change over 5 years (FHFA)
+60%
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 Hillsdale County.

Everything about Hillsdale County

Buying

Buying a home in Hillsdale

A typical home in Hillsdale is worth $130,900: 26% below the county and 43% below Michigan. With the typical household income in Hillsdale ($51,038 a year), a typical home costs 2.6 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.

  • Hillsdale 2.6 years
  • County 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 Hillsdale County

According to FHFA’s house price index, home prices in Hillsdale County rose 113% in the 10 years through 2025.

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

Period County Michigan U.S.
Last year (2025) +6.9% +4.7% +2.9%
5 years (2020–2025) +60% +52% +47%
10 years (2015–2025) +113% +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

Hillsdale next to Hillsdale 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
  • Hillsdale $130,900
  • County $176,100
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • Hillsdale $812
  • County $832
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • Hillsdale $51,038
  • County $64,242
  • Michigan $72,875
  • United States $80,734
See the full table
Hillsdale next to Hillsdale County and Michigan
Measure Hillsdale Hillsdale County Michigan U.S.
Typical home value $130,900 $176,100 $231,600 $332,700
Typical monthly rent $812 $832 $1,129 $1,413
Typical yearly household income $51,038 $64,242 $72,875 $80,734
Households that own their home 54% 82% 73% 65%
Typical yearly property tax $1,830 $1,738 $2,904 $3,119
Effective property tax rate 1.4% 0.99% 1.25% 0.94%
Renters with high rent for their income 43% 41% 50% 51%

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

For a typical $130,900 home in Hillsdale, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Hillsdale's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,136a month

    Least cash to close
    Down payment
    $4,582
    Cash to close
    $8,509
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $58

  • Conventional, 5% down $1,112a month

    Down payment
    $6,545
    Cash to close
    $10,472
    Rate
    7.18%
    Mortgage insurance
    PMI · $62

  • Conventional, 20% down, no PMI $917a month

    Down payment
    $26,180
    Cash to close
    $30,107
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,038a month

    Down payment
    $19,635
    Cash to close
    $23,562
    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 Hillsdale and for Hillsdale County.

Property tax

Effective rate in Hillsdale

1.4%of the home’s value each year

$1,830 a year for the typical owner in Hillsdale.

  • Hillsdale 1.4%
  • County 0.99%
  • 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 Hillsdale County

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

Homes in the high-risk zone
0.7%
207
Of those, with NFIP insurance
8.7%
County Michigan U.S.
Homes in the high-risk zone 0.7% 1.6% 3.5%
Of those, with NFIP insurance 8.7% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Hillsdale

Typical rent in Hillsdale is $812 a month: 2% below the county. In Hillsdale, 43% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Hillsdale County, by unit size. To pay the 2-bedroom one ($1,022 a month) without spending more than 30% of your income, you would need to earn $19.65 an hour working full time.

HUD fair market rent for all of Hillsdale 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 $712 $13.69 $28,480
1 bedroom $781 $15.02 $31,240
2 bedrooms $1,022 $19.65 $40,880
3 bedrooms $1,274 $24.50 $50,960
4 bedrooms $1,343 $25.83 $53,720

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 Hillsdale

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Hillsdale is in ZIP code 49242.

For 2 bedrooms it is $1,010: $12 less than the fair market rent for Hillsdale County ($1,022).

  • 49242 $1,010$1,260

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

HUD lists 8 buildings with rents for lower incomes in Hillsdale. These are the largest.

  • Beacon Hill 401 Heathcliff Dr, Hillsdale 49242 198 low-income homes · For families (517) 437-2177
  • Hillsdale Gardens Apts 33 Graceland Dr, Hillsdale 49242 87 low-income homes · 1 bd: 48 · 2 bd: 33 · 3 bd: 6 · In service since 2006 · For families
  • Hillsdale Garden Apartments 125 Barr St, Hillsdale 49242 88 homes, 80 low-income · For families (517) 437-7501
  • Hilltop Apts 45 N West St, Hillsdale 49242 60 low-income homes · Run by Hillsdale Housing Commission · Average payment: $429 a month (517) 439-1210
  • Greenwood Village 301 Village Green Blvd, Hillsdale 49242 48 low-income homes · 2 bd: 32 · 3 bd: 16 · In service since 2001

See all 17 buildings in Hillsdale County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Hillsdale

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 is 1 HUD-approved agency with an office in Hillsdale 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 Hillsdale

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

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

  • Community Action Agency - Hillsdale Branch

    55 Barnard St, Hillsdale · 1 miles away · Spanish

    • Budget and financial counseling
    • Homelessness services
    • and 4 more
    (517) 437-3346

  • Community Action Agency

    1214 Greenwood Ave, Jackson · 24 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (517) 784-4800

  • Community Action Agency - Adrian Branch

    400 W. South St., Adrian · 31 miles away · Spanish

    • Budget and financial counseling
    • Homelessness services
    • and 4 more
    (517) 263-7861

Every agency in Hillsdale County All counseling agencies in Michigan

Help in Spanish near Hillsdale

2 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 Hillsdale

HUD’s record names them for Hillsdale or Hillsdale County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

All housing agencies in Michigan Source: HUD

Cities

Nearby cities

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

Everything about Hillsdale County Housing in Michigan

Neighboring counties

If Hillsdale 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 Hillsdale.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Hillsdale

Short answers with the numbers for Hillsdale and all of Hillsdale 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 Hillsdale?

The typical home value in Hillsdale is $130,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Hillsdale County it is $176,100.

How much does it cost to rent in Hillsdale?

Typical rent in Hillsdale is $812 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Hillsdale County is $1,022.

What is the FHA loan limit in Hillsdale?

Hillsdale uses the FHA limit for all of Hillsdale 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 Hillsdale?

The typical homeowner in Hillsdale pays $1,830 a year, according to the U.S. Census Bureau. That is 1.4% of the home’s value; in Hillsdale County, the rate is 0.99%.

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

There is 1 HUD-approved counseling agency with an office in Hillsdale 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).