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City · 21,236 residents · Isabella County, Michigan

Mount Pleasant , Michigan

In Mount Pleasant, a typical home is worth $173,100 and typical rent is $922 a month. Compared with all of Isabella County, typical household income is 19% lower and the share of households that own their home is 26 points lower.

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  • Typical home value

    $173,100

    About the same as the county

    25% below Michigan

    • Mount Pleasant
    • Isabella
    • Michigan

  • Typical rent

    $922a month

    About the same as the county

    18% below Michigan

    • Mount Pleasant
    • Isabella
    • Michigan

  • Typical household income

    $44,706a year

    19% below the county

    39% below Michigan

    • Mount Pleasant
    • Isabella
    • Michigan

  • Households that own their home

    36%

    26 points below the county

    37 points below Michigan

    • Mount Pleasant
    • Isabella
    • Michigan

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

Market now, with Zillow data

Zillow data
Typical home value
$226,557
6.9% more than 12 months ago
Typical rent
$1,123 a month
9.7% more than 12 months ago

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

Mount Pleasant is in Isabella 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 Isabella County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Mount Pleasant apart

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

  1. Mount Pleasant has the 2nd lowest homeownership rate of the 179 cities in Michigan with more than 5,000 people (36%).

  2. Nearby, in Alma, the typical home value is $115,900: 33% less than in Mount Pleasant ($173,100).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Mount Pleasant rose 6.9%; in Michigan, it rose 3.8%.

  4. The typical household income in Mount Pleasant is $44,706, 19% less than in Isabella County as a whole ($55,237).

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

The homes here

Housing in Mount Pleasant

What homes there are in Mount Pleasant, 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 Mount Pleasant there is a bit of everything: no kind of home reaches half. The most common are detached houses (40%); in Isabella County, 60%.

Year built

Homes in Mount Pleasant are older: the typical year built is 1976; in Isabella County, 1983.

There are fewer big homes in Mount Pleasant than in Isabella County: 42% have 3 bedrooms or more, against 62%.

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

The FHA limit for Isabella County is high ($541,287): at least 97% of owner-occupied homes in Mount Pleasant are worth less than $500,000.

Monthly rent with utilities

About 64% of rented homes in Mount Pleasant cost less than HUD's 2-bedroom fair market rent for Isabella County ($1,059); the rest cost more.

With a mortgage

$1,336 a month

Isabella County: $1,314 a month

Without a mortgage

$626 a month

Isabella County: $563 a month

Owners with a mortgage

56%

Isabella County: 56%

The typical cost for an owner with a mortgage in Mount Pleasant is $1,336 a month, near the figure in Isabella County ($1,314).

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, home values in Mount Pleasant rose at about the same pace as in Isabella County: 26% against 26%.

Rents in Mount Pleasant rose at about the same pace as in Isabella County: 22% since 2015–2019, against 24%.

Housing prices ran ahead of income in Mount Pleasant: typical income rose 19%, against +26% for home values and +22% for rent.

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

MeasureMount PleasantIsabella CountyMichiganUnited States
Rental vacancy Unreliable estimate3.7%5.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.6%1.6%3.4%
People per household 2.082.382.422.53
Drive alone 61%74%74%69%
Carpool 8%10%8%9%
Public transit 2%1%1%3%
Walk or bike 19%7%2%3%
Work from home 10%8%14%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

Households in Mount Pleasant are smaller: 2.08 people on average; in Isabella County, 2.38.

More people walk or bike to work in Mount Pleasant: 19%, against 7% in Isabella County.

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 Mount Pleasant?

A typical home costs more than the typical income allows

We start with a typical home in Mount Pleasant, worth $173,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income in Mount Pleasant, which is $44,706 a year. For that payment to be 28% of income, a household would need to earn about $66,969 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Mount Pleasant. 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 $6,059 (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

$1,563

at 7.18% · 30 years

Loan amount
$169,964
Total interest
$244,539
Paid off in
November 2056

Includes $2,923 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,043 a month

  • Tight

    $1,043 to $1,341 a month

  • Hard

    more than $1,341 a month

    Your payment · 42%

Compared with the typical household income in Mount Pleasant ($44,706 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,563
Principal & interest$1,151
Property tax$263
Home insurance$72
FHA mortgage insurance (MIP)$77

You need at least $6,059 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

Mount Pleasant and Isabella County

Mount Pleasant is in Isabella 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).

Mount Pleasant's own numbers

Typical home value
$173,100
Typical monthly rent
$922
Typical yearly household income
$44,706
Households that own their home
36%
Effective property tax rate
1.82%

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

Numbers for all of Isabella County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,059
Price change over 5 years (FHFA)
+49%
Homes in a high flood-risk zone
2.3%

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 Isabella County.

Everything about Isabella County

Buying

Buying a home in Mount Pleasant

A typical home in Mount Pleasant is worth $173,100: about the same as the county and 25% below Michigan. With the typical household income in Mount Pleasant ($44,706 a year), a typical home costs 3.9 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.

  • Mount Pleasant 3.9 years
  • Isabella 3.1 years
  • Michigan 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Isabella County

According to FHFA’s house price index, home prices in Isabella County rose 78% in the 10 years through 2025.

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

Period County Michigan U.S.
Last year (2025) +6.0% +4.7% +2.9%
5 years (2020–2025) +49% +52% +47%
10 years (2015–2025) +78% +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

Mount Pleasant next to Isabella 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
  • Mount Pleasant $173,100
  • Isabella $170,400
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • Mount Pleasant $922
  • Isabella $913
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • Mount Pleasant $44,706
  • Isabella $55,237
  • Michigan $72,875
  • United States $80,734
See the full table
Mount Pleasant next to Isabella County and Michigan
Measure Mount Pleasant Isabella County Michigan U.S.
Typical home value $173,100 $170,400 $231,600 $332,700
Typical monthly rent $922 $913 $1,129 $1,413
Typical yearly household income $44,706 $55,237 $72,875 $80,734
Households that own their home 36% 62% 73% 65%
Typical yearly property tax $3,148 $2,276 $2,904 $3,119
Effective property tax rate 1.82% 1.34% 1.25% 0.94%
Renters with high rent for their income 53% 52% 50% 51%

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

For a typical $173,100 home in Mount Pleasant, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Mount Pleasant's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,563a month

    Least cash to close
    Down payment
    $6,059
    Cash to close
    $11,252
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $77

  • Conventional, 5% down $1,531a month

    Down payment
    $8,655
    Cash to close
    $13,848
    Rate
    7.18%
    Mortgage insurance
    PMI · $82

  • Conventional, 20% down, no PMI $1,273a month

    Down payment
    $34,620
    Cash to close
    $39,813
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,433a month

    Down payment
    $25,965
    Cash to close
    $31,158
    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 Mount Pleasant and for Isabella County.

Property tax

Effective rate in Mount Pleasant

1.82%of the home’s value each year

$3,148 a year for the typical owner in Mount Pleasant.

  • Mount Pleasant 1.82%
  • Isabella 1.34%
  • 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 Isabella County

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

Homes in the high-risk zone
2.3%
507
Of those, with NFIP insurance
17%
County Michigan U.S.
Homes in the high-risk zone 2.3% 1.6% 3.5%
Of those, with NFIP insurance 17% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Mount Pleasant

Typical rent in Mount Pleasant is $922 a month: about the same as the county. In Mount Pleasant, 53% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Isabella County, by unit size. To pay the 2-bedroom one ($1,059 a month) without spending more than 30% of your income, you would need to earn $20.37 an hour working full time.

HUD fair market rent for all of Isabella 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 $883 $16.98 $35,320
1 bedroom $888 $17.08 $35,520
2 bedrooms $1,059 $20.37 $42,360
3 bedrooms $1,385 $26.63 $55,400
4 bedrooms $1,428 $27.46 $57,120

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 Mount Pleasant

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

For 2 bedrooms it runs from $1,070 in 48859 to $1,080 in 48858.

2 of the 2 are above the fair market rent for Isabella County ($1,059).

  • 48858 $1,080$1,400
  • 48859 $1,070$1,400

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

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

  • Winchester Tower / Oxford Row II 1517 Canterbury Trl, Mount Pleasant 48858 189 low-income homes · For families (989) 773-4455
  • Riverview Apts 1 W Mosher St, Mount Pleasant 48858 123 low-income homes · Run by Mount Pleasant Housing Commission · Average payment: $372 a month · Average wait: 60 months (989) 773-3784
  • Oak Tree Village 316 S Oak St, Mount Pleasant 48858 72 homes, 39 low-income · For families (989) 773-3625
  • Immanuel Village 310 S Bradley St, Mount Pleasant 48858 26 low-income homes · For older adults (989) 773-7274
  • Devine House 901 McVey St, Mount Pleasant 48858 12 low-income homes · For people with disabilities (989) 772-0574

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

Free help

Help to buy or rent in Mount Pleasant

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 Isabella County. The nearest ones are below; many serve by phone or online.

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

HUD counseling is free or low-cost

Assistance programs in Mount Pleasant

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

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

  • Mid-Michigan Community Action Agency

    1574 E Washington Rd, Farwell · 16 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (989) 386-3805

  • Michigan State University Extension - Clare C

    225 W. Main St, Harrison · 29 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (989) 539-7805

  • Michigan State University Extension - Ionia

    50 E Sprague Rd, Ionia · 48 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (517) 887-4575

All counseling agencies in Michigan

Help in Spanish near Mount Pleasant

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 Mount Pleasant

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

  • Mount Pleasant Housing Commission Public housing and Section 8 vouchers (989) 773-3784

All housing agencies in Michigan Source: HUD

Cities

Nearby cities

The cities closest to Mount Pleasant, with the typical home value.

Everything about Isabella County Housing in Michigan

Neighboring counties

If Isabella 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 Mount Pleasant.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Mount Pleasant

Short answers with the numbers for Mount Pleasant and all of Isabella 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 Mount Pleasant?

The typical home value in Mount Pleasant is $173,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Isabella County it is $170,400.

How much does it cost to rent in Mount Pleasant?

Typical rent in Mount Pleasant is $922 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Isabella County is $1,059.

What is the FHA loan limit in Mount Pleasant?

Mount Pleasant uses the FHA limit for all of Isabella 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 Mount Pleasant?

The typical homeowner in Mount Pleasant pays $3,148 a year, according to the U.S. Census Bureau. That is 1.82% of the home’s value; in Isabella County, the rate is 1.34%.

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

We found no HUD-approved counseling agencies with an office in Isabella County; the nearest ones are on this page. 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).