In Mason, a typical home is worth $198,000 and typical rent is $1,164 a month. Compared with all of Ingham County, typical household income is 21% higher, typical rent is 7% higher, and the share of households that own their home is 9 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $221,533 to $276,833.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Mason is in Ingham 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 Ingham County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Lansing, the typical home value is $128,700: 35% less than in Mason ($198,000).
2
Nearby, in Eaton Rapids, the typical rent is $972: 16% less than in Mason ($1,164).
3
The typical household income in Mason is $79,117,21% more than in Ingham County as a whole ($65,526).
4
69% of households in Mason own their home, against 59% in Ingham County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Mason
What homes there are in Mason, 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
Mason
Ingham County
Michigan
United States
Kind of home: Mason and its comparisons
Measure
Mason
Ingham County
Michigan
United States
Detached house
52%
61%
72%
61%
Attached house
8%
5%
5%
6%
Building of 2 to 4
10%
6%
5%
8%
Apartments (5 or more)
Unreliable estimate
26%
13%
19%
Mobile home
9%
3%
5%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Mason, 5 in 10 homes are single-family detached houses; in Ingham County, 6.
In Mason there are many mobile homes: 9% of homes; in Ingham County, 3%.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Mason
Ingham County
Michigan
United States
Year built: Mason and its comparisons
Measure
Mason
Ingham County
Michigan
United States
Before 1960
29%
36%
36%
26%
1960–1979
25%
29%
26%
24%
1980–1999
20%
20%
22%
25%
2000–2009
22%
9%
10%
14%
2010 or later
Unreliable estimate
6%
6%
11%
Homes in Mason are newer: the typical year built is 1978; in Ingham County, 1971.
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 $100K15%
$100K–$200K35%
$200K–$300K30%
$300K–$500K15%
$500K–$750KUnreliable
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Mason and its comparisons
Measure
Mason
Under $100K
15%
$100K–$200K
35%
$200K–$300K
30%
$300K–$500K
15%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable
$1M or more
Unreliable estimate
With an FHA limit of $541,287, at least 95% of owner-occupied homes in Mason sit below it: they are worth less than $500,000.
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99929%
$1,000–$1,49956%
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Mason and its comparisons
Measure
Mason
Under $500
Unreliable estimate
$500–$999
29%
$1,000–$1,499
56%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable estimate
With a mortgage
$1,627 a month
Ingham County: $1,501 a month
Without a mortgage
$683 a month
Ingham County: $686 a month
Owners with a mortgage
66%
Ingham County: 63%
The typical cost for an owner with a mortgage in Mason is $1,627 a month, more than in Ingham County ($1,501); without one, $683.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Mason+47%
Ingham County+47%
Michigan+50%
United States+53%
Typical rent
Mason+21%
Ingham County+24%
Michigan+30%
United States+33%
Typical household income
Mason+33%
Ingham County+24%
Michigan+28%
United States+29%
Change since 2015–2019: Mason and its comparisons
Measure
Mason
Ingham County
Michigan
United States
Typical home value
+47%
+47%
+50%
+53%
Typical rent
+21%
+24%
+30%
+33%
Typical household income
+33%
+24%
+28%
+29%
From 2015–2019 to 2020–2024, home values in Mason rose at about the same pace as in Ingham County: 47% against 47%.
Rents in Mason rose at about the same pace as in Ingham County: 21% since 2015–2019, against 24%.
While home values in Mason changed +47% and rent +21%, the typical household income rose 33%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Mason and its comparisons
Measure
Mason
Ingham County
Michigan
United States
Rental vacancy
Unreliable estimate
5.6%
5.1%
5.5%
Homeowner vacancy
Unreliable estimate
1.3%
0.8%
0.9%
More than one person per room
Unreliable estimate
1.6%
1.6%
3.4%
People per household
2.28
2.27
2.42
2.53
Drive alone
74%
66%
74%
69%
Carpool
Unreliable estimate
8%
8%
9%
Public transit
Unreliable estimate
2%
1%
3%
Walk or bike
Unreliable estimate
5%
2%
3%
Work from home
17%
17%
14%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
20 to 29 minutes
10 to 19 minutes
20 to 29 minutes
20 to 29 minutes
Much as in Ingham County, a household in Mason has 2.28 people on average.
In Mason, 74% of workers drive alone to work; in Ingham County, 66%.
Do the math
What would you pay each month for a home in Mason?
A typical home is within reach of the typical income
We start with a typical home in Mason, worth $198,000, 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 Mason, which is $79,117 a year.
The calculator's FHA and conventional loan limits are those of all of Ingham 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 Mason. 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 $6,930 (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
$1,809
at 7.18% · 30 years
Loan amount
$194,414
Total interest
$279,716
Paid off in
November 2056
Includes $3,344 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,846 a month
Your payment · 27%
Tight
$1,846 to $2,374 a month
Hard
more than $2,374 a month
Compared with the typical household income in Mason ($79,117 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,317
Property tax
$322
Home insurance
$83
FHA mortgage insurance (MIP)
$88
You need at least $6,930 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 $1,809; principal and interest $1,317.
The city and its county
Mason and Ingham County
Mason is in Ingham 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).
Mason
Map of Ingham County, Michigan, with Mason marked. Around it, the neighboring counties.
Mason
Ingham County
Other cities with a page
Mason's own numbers
Typical home value
$198,000
Typical monthly rent
$1,164
Typical yearly household income
$79,117
Households that own their home
69%
Effective property tax rate
1.95%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Ingham 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)
+49%
Homes in a high flood-risk zone
1.9%
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 Ingham County.
A typical home in Mason is worth $198,000: about the same as the county and 15% below Michigan. With the typical household income in Mason ($79,117 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.
Mason2.5 years
Ingham3.0 years
Michigan3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Ingham County
According to FHFA’s house price index, home prices in Ingham County rose 92% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Ingham County.
Yearly change in FHFA’s price index in Ingham County, 2016 to 2025
2016: +4.6% +4.6% 2016
2017: +6.1% +6.1% 2017
2018: +6.7% +6.7% 2018
2019: +5.4% +5.4% 2019
2020: +3.2% +3.2% 2020
2021: +11.2% +11.2% 2021
2022: +10.8% +10.8% 2022
2023: +7.7% +7.7% 2023
2024: +7.4% +7.4% 2024
2025: +4.8% +4.8% 2025
Change in FHFA’s price index in Ingham County, Michigan and the United States
Period
County
Michigan
U.S.
Last year (2025)
+4.8%
+4.7%
+2.9%
5 years (2020–2025)
+49%
+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
Mason next to Ingham 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
Mason$198,000
Ingham$198,800
Michigan$231,600
United States$332,700
Typical monthly rent
Mason$1,164
Ingham$1,084
Michigan$1,129
United States$1,413
Typical yearly household income
Mason$79,117
Ingham$65,526
Michigan$72,875
United States$80,734
See the full table
Mason next to Ingham County and Michigan
Measure
Mason
Ingham County
Michigan
U.S.
Typical home value
$198,000
$198,800
$231,600
$332,700
Typical monthly rent
$1,164 ▲7% above the county
$1,084
$1,129
$1,413
Typical yearly household income
$79,117 ▲21% above the county
$65,526
$72,875
$80,734
Households that own their home
69% ▲9 points above the county
59%
73%
65%
Typical yearly property tax
$3,864 ▲6% above the county
$3,640
$2,904
$3,119
Effective property tax rate
1.95% ▲0.12 points above the county
1.83%
1.25%
0.94%
Renters with high rent for their income
39% ▼14 points below the county
53%
50%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Ingham 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 Mason
For a typical $198,000 home in Mason, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Mason's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,809a month
Least cash to close
Down payment
$6,930
Cash to close
$12,870
Rate
7.18%
Mortgage insurance
FHA MIP · $88
Conventional, 5% down$1,773a month
Down payment
$9,900
Cash to close
$15,840
Rate
7.18%
Mortgage insurance
PMI · $94
Conventional, 20% down, no PMI$1,477a month
Down payment
$39,600
Cash to close
$45,540
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,660a month
Down payment
$29,700
Cash to close
$35,640
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Mason
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,809
$6,930
$194,414
7.18%
FHA MIP · $88
$12,870
580
Conventional, 5% down
$1,773
$9,900
$188,100
7.18%
PMI · $94
$15,840
620*
Conventional, 20% down, no PMI
$1,477
$39,600
$158,400
7.18%
None
$45,540
620*
ITIN, 15% down (example)
$1,660
$29,700
$168,300
8.18%
None
$35,640
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 Mason is $1,164 a month: 7% above the county. In Mason, 39% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Ingham 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Ingham County (Fiscal year 2027)
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 Mason
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Mason is in ZIP code 48854.
For 2 bedrooms it is $1,400: $77 more than the fair market rent for Ingham County ($1,323).
Fair market rent by ZIP code and size in Mason, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
48854
$1,100
$1,120
$1,400
$1,780
$1,840
ZIP code2 bd3 bd
48854 $1,400$1,780
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Mason 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 2 buildings with rents for lower incomes in Mason. These are the largest.
Jefferson Street Square500 S Jefferson St, Mason 4885462 homes, 56 low-income · Studio: 5 · 1 bd: 44 · 2 bd: 13 · In service since 2011 · For older adults
Green Park Townhomes840 E Columbia St, Mason 4885432 low-income homes · 2 bd: 14 · 3 bd: 18 · In service since 2005 · For families
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 Ingham County; none says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Mason or Ingham County. The ones below are statewide in Michigan: they work in Mason 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 Mason or Ingham 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 Mason and all of Ingham 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 Mason?
The typical home value in Mason is $198,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Ingham County it is $198,800.
How much does it cost to rent in Mason?
Typical rent in Mason is $1,164 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Ingham County is $1,323.
What is the FHA loan limit in Mason?
Mason uses the FHA limit for all of Ingham 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 Mason?
The typical homeowner in Mason pays $3,864 a year, according to the U.S. Census Bureau. That is 1.95% of the home’s value; in Ingham County, the rate is 1.83%.
Where can I find free help to buy or rent in Mason?
There are 2 HUD-approved counseling agencies with an office in Ingham County. They can help you get ready to buy, with your credit, or with rent.
