City · 43,536 residents · Saginaw County, Michigan

Saginaw , Michigan

In Saginaw, a typical home is worth $60,000 and typical rent is $922 a month. Compared with all of Saginaw County, the typical home value is 61% lower, typical household income is 36% lower, and the share of households that own their home is 14 points lower.

Typical home value

$60,000

61% below the county

74% below Michigan
- Saginaw
- County
- Michigan
Typical rent

$922a month

3% below the county

18% below Michigan
- Saginaw
- County
- Michigan
Typical household income

$38,579a year

36% below the county

47% below Michigan
- Saginaw
- County
- Michigan
Households that own their home

60%

14 points below the county

13 points below Michigan
- Saginaw
- County
- Michigan

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

Market now, with Zillow data

Zillow data

Typical home value: $133,927; 5.1% more than 12 months ago; Typical home value from Zillow, September 2021 to September 2026: from $95,342 to $133,927.
Typical rent: $1,058 a month; 8.3% more than 12 months ago; Typical rent from Zillow, March 2022 to September 2026: from $807 to $1,058.

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

Saginaw is in Saginaw 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 Saginaw County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Saginaw apart

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

Saginaw has the 3rd lowest typical home value of the 179 cities in Michigan with more than 5,000 people ($60,000).
Saginaw has the 6th lowest typical household income of the 179 cities in Michigan with more than 5,000 people ($38,579).
Nearby, in Bridgeport, the typical rent is $710: 23% less than in Saginaw ($922).
60% of households in Saginaw own their home, against 74% in Saginaw County.

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

The homes here

Housing in Saginaw

What homes there are in Saginaw, 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

Kind of home: Saginaw and its comparisons
Measure	Saginaw	Saginaw County	Michigan	United States
Detached house	78%	76%	72%	61%
Attached house	2%	3%	5%	6%
Building of 2 to 4	9%	5%	5%	8%
Apartments (5 or more)	10%	12%	13%	19%
Mobile home	Unreliable estimate	4%	5%	6%
Boat, RV and other	Unreliable estimate	Unreliable estimate	0%	0%

In Saginaw, 8 in 10 homes are single-family detached houses, about the same as in Saginaw County.

Year built

Year built: Saginaw and its comparisons
Measure	Saginaw	Saginaw County	Michigan	United States
Before 1960	70%	38%	36%	26%
1960–1979	20%	33%	26%	24%
1980–1999	5%	17%	22%	25%
2000–2009	3%	9%	10%	14%
2010 or later	2%	4%	6%	11%

The typical home in Saginaw was built in 1949, 19 years before the typical one in Saginaw County.

There are fewer big homes in Saginaw than in Saginaw County: 58% have 3 bedrooms or more, against 68%.

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

Value of owner-occupied homes: Saginaw and its comparisons
Measure	Saginaw
Under $100K	81%
$100K–$200K	16%
$200K–$300K	2%
$300K–$500K	Unreliable estimate
$500K–$750K	Unreliable estimate
$750K–$1M	Unreliable estimate
$1M or more	Unreliable estimate

Monthly rent with utilities

Monthly rent with utilities: Saginaw and its comparisons
Measure	Saginaw
Under $500	13%
$500–$999	51%
$1,000–$1,499	30%
$1,500–$1,999	4%
$2,000–$2,499	Unreliable estimate
$2,500–$2,999	Unreliable estimate
$3,000 or more	Unreliable estimate

About 73% of rented homes in Saginaw cost less than HUD's 2-bedroom fair market rent for Saginaw County ($1,141).

With a mortgage

$973 a month

Saginaw County: $1,277 a month

Without a mortgage

$459 a month

Saginaw County: $558 a month

Owners with a mortgage

43%

Saginaw County: 50%

Owning costs less in Saginaw: with a mortgage, the typical cost is $973 a month; in Saginaw County, $1,277. Without one, $459.

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Change since 2015–2019: Saginaw and its comparisons
Measure	Saginaw	Saginaw County	Michigan	United States
Typical home value	+50%	+51%	+50%	+53%
Typical rent	+26%	+21%	+30%	+33%
Typical household income	+30%	+26%	+28%	+29%

The typical home value in Saginaw rose 50% since 2015–2019, about the same as in Saginaw County (51%).

The typical rent in Saginaw rose 26% over the same time; in Saginaw County, it rose 21%.

To compare: typical income in Saginaw rose 30%; the home, +50%; the rent, +26%.

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

How people live: Saginaw and its comparisons
Measure	Saginaw	Saginaw County	Michigan	United States
Rental vacancy	9.7%	12.9%	5.1%	5.5%
Homeowner vacancy	2.8%	1.2%	0.8%	0.9%
More than one person per room	1.4%	1.1%	1.6%	3.4%
People per household	2.38	2.34	2.42	2.53
Drive alone	73%	78%	74%	69%
Carpool	15%	9%	8%	9%
Public transit	Unreliable estimate	Unreliable estimate	1%	3%
Walk or bike	3%	3%	2%	3%
Work from home	8%	10%	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

The rental vacancy rate in Saginaw is 9.7%, lower than in Saginaw County (12.9%).

More than one person per room: that is how 1.4% of households in Saginaw live, near the figure in Saginaw County (1.1%).

Much as in Saginaw County, a household in Saginaw has 2.38 people on average.

In Saginaw, 15% of workers share a car to get to work; in Saginaw County, 9%.

Do the math

What would you pay each month for a home in Saginaw?

A typical home is within reach of the typical income

We start with a typical home in Saginaw, worth $60,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 18% of the typical household income in Saginaw, which is $38,579 a year.

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

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

Change the price, the down payment or the loan: the payment updates right away.

Your numbers

Home priceLocal data

Starts at the typical home value in Saginaw. Change it to the price you have in mind.

Your credit score

620 or higher580 to 619500 to 579Under 500

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment

That is $2,100 (3.5% of the price). The usual minimum for this loan is 3.5%.

Interest rate%

This week's average ± a quarter or half point.

Term

30 years20 years15 years

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Property tax per year$Estimate: the typical effective rate in Saginaw is 2.3% of the home's value (Census ACS).Home insurance per year$An example, not official data: get quotes from several insurers.HOA dues per month$Add the FHA upfront mortgage insurance premium to the loan

Estimated monthly payment

Local data

$564

at 7.18% · 30 years

Loan amount: $58,913
Total interest: $84,762
Paid off in: November 2056

Includes $1,013 FHA upfront mortgage insurance premium.

Does it fit the income?

Comfortable
up to $900 a month
Your payment · 18%
Tight
$900 to $1,157 a month
Hard
more than $1,157 a month

Compared with the typical household income in Saginaw ($38,579 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as

Payment partsBalance and interestPayment table

Monthly payment breakdown
Principal & interest	$399
Property tax	$113
Home insurance	$25
FHA mortgage insurance (MIP)	$27

You need at least $2,100 for the down payment, plus closing costs.

Next step

See which down payment help you qualify for in Saginaw

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

Saginaw and Saginaw County

Saginaw is in Saginaw 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).

Saginaw's own numbers

Typical home value: $60,000
Typical monthly rent: $922
Typical yearly household income: $38,579
Households that own their home: 60%
Effective property tax rate: 2.26%

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

Numbers for all of Saginaw County

FHA limit, one-unit home: $541,287
Conventional limit, one unit: $832,750
HUD fair market rent, 2 bedrooms: $1,141
Price change over 5 years (FHFA): +54%

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 Saginaw County.

Everything about Saginaw County

Buying

Buying a home in Saginaw

A typical home in Saginaw is worth $60,000: 61% below the county and 74% below Michigan. With the typical household income in Saginaw ($38,579 a year), a typical home costs 1.6 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.

Saginaw 1.6 years
County 2.5 years
Michigan 3.2 years
United States 4.1 years

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

How prices have changed in Saginaw County

According to FHFA’s house price index, home prices in Saginaw County rose 91% in the 10 years through 2025.

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

2016: +3.6%
2017: +3.1%
2018: +5.7%
2019: +6.8%
2020: +2.7%
2021: +12.4%
2022: +12.9%
2023: +8.5%
2024: +7.7%
2025: +3.8%

Change in FHFA’s price index in Saginaw County, Michigan and the United States
Period	County	Michigan	U.S.
Last year (2025)	+3.8%	+4.7%	+2.9%
5 years (2020–2025)	+54%	+52%	+47%
10 years (2015–2025)	+91%	+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

Saginaw next to Saginaw 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

Saginaw $60,000
County $152,800
Michigan $231,600
United States $332,700

Typical monthly rent

Saginaw $922
County $947
Michigan $1,129
United States $1,413

Typical yearly household income

Saginaw $38,579
County $60,622
Michigan $72,875
United States $80,734

See the full table

Saginaw next to Saginaw County and Michigan
Measure	Saginaw	Saginaw County	Michigan	U.S.
Typical home value	$60,000 61% below the county	$152,800	$231,600	$332,700
Typical monthly rent	$922 3% below the county	$947	$1,129	$1,413
Typical yearly household income	$38,579 36% below the county	$60,622	$72,875	$80,734
Households that own their home	60% 14 points below the county	74%	73%	65%
Typical yearly property tax	$1,358 41% below the county	$2,284	$2,904	$3,119
Effective property tax rate	2.26% 0.77 points above the county	1.49%	1.25%	0.94%
Renters with high rent for their income	64% 9 points above the county	55%	50%	51%

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

For a typical $60,000 home in Saginaw, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Saginaw's typical property tax, an example home insurance and mortgage insurance when it applies.

FHA, 3.5% down $564a month
Least cash to close

Down payment
$2,100

Cash to close
$3,900

Rate
7.18%

Mortgage insurance
FHA MIP · $27
Conventional, 5% down $553a month

Down payment
$3,000

Cash to close
$4,800

Rate
7.18%

Mortgage insurance
PMI · $29
Conventional, 20% down, no PMI $463a month

Down payment
$12,000

Cash to close
$13,800

Rate
7.18%

Mortgage insurance
None
ITIN, 15% down (example) $519a month

Down payment
$9,000

Cash to close
$10,800

Rate
8.18%

Mortgage insurance
None

Four ways to pay for a typical home in Saginaw
Loan	Monthly payment	Down payment	Loan amount	Rate	Mortgage insurance	Cash to close	Minimum score
FHA, 3.5% down Least cash to close	$564	$2,100	$58,913	7.18%	FHA MIP · $27	$3,900	580
Conventional, 5% down	$553	$3,000	$57,000	7.18%	PMI · $29	$4,800	620*
Conventional, 20% down, no PMI	$463	$12,000	$48,000	7.18%	None	$13,800	620*
ITIN, 15% down (example)	$519	$9,000	$51,000	8.18%	None	$10,800	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.

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 Saginaw and for Saginaw County.

Property tax

Effective rate in Saginaw

2.26%of the home’s value each year

$1,358 a year for the typical owner in Saginaw.

Saginaw 2.26%
County 1.49%
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 Saginaw County

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

FEMA’s maps count no homes in the high-risk zone in Saginaw County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Saginaw

Typical rent in Saginaw is $922 a month: 3% below the county. In Saginaw, 64% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Saginaw County, by unit size. To pay the 2-bedroom one ($1,141 a month) without spending more than 30% of your income, you would need to earn $21.94 an hour working full time.

HUD fair market rent for all of Saginaw County

What you need to earn to pay it without spending more than 30% of income, working full time.

HUD fair market rent in Saginaw County (Fiscal year 2027)
Size	Fair rent a month	Hourly wage	Yearly income
Studio	$795	$15.29	$31,800
1 bedroom	$893	$17.17	$35,720
2 bedrooms	$1,141	$21.94	$45,640
3 bedrooms	$1,466	$28.19	$58,640
4 bedrooms	$1,500	$28.85	$60,000

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 Saginaw

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Saginaw has 3 ZIP codes with their own.

For 2 bedrooms it runs from $1,110 in 48601 to $1,220 in 48607.

1 of the 3 is above the fair market rent for Saginaw County ($1,141).

Fair market rent by ZIP code and size in Saginaw, fiscal year 2027.

48601	$770	$870	$1,110	$1,430	$1,460
48602	$780	$880	$1,120	$1,440	$1,470
48607	$850	$950	$1,220	$1,570	$1,600

ZIP code 2 bd3 bd
48601 $1,110$1,430
48602 $1,120$1,440
48607 $1,220$1,570

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Saginaw 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) (external site) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file (external site)

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Saginaw

HUD lists 35 buildings with rents for lower incomes in Saginaw. These are the largest.

Bridgton Place Townhomes 359 Vestry Dr, Saginaw 48601 230 low-income homes · For families (989) 777-8670
Bridgton Townhomes 359 Vestry Dr, Saginaw 48601 230 low-income homes · 1 bd: 40 · 2 bd: 100 · 3 bd: 80 · 4 bd: 10 · In service since 2011
South Colony Place I 180 S Colony Dr, Saginaw 48638 201 homes, 200 low-income · For older adults (989) 793-9290
Lakeside Village 4370 Lakeside Cir, Saginaw 48603 200 homes, 199 low-income · For older adults (989) 799-9080
Maplewood Manor 535 S Warren Ave, Saginaw 48607 159 homes, 137 low-income · Run by Saginaw Housing Commission · Average payment: $347 a month · Average wait: 2 months (989) 755-8183

See all 42 buildings in Saginaw County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Saginaw

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

Local programs None For Saginaw or Saginaw County
Housing authorities 1 Named for Saginaw or Saginaw County
Counseling agencies None HUD-approved, with an office in Saginaw County
Local legal help None Serves Saginaw County

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

HUD counseling is free or low-cost

Assistance programs in Saginaw

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

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

GC
Genesee County Habitat for Humanity

101 Burton St, Flint · 30 miles away
- Fair housing pre-purchase workshops
- Pre-purchase counseling
- and 2 more
(810) 766-9089
MC
Metro Community Development, Inc.

1174 Robert T Longway Blvd, Flint · 30 miles away
- Budget and financial counseling
- Budget and credit workshops
- and 3 more
810-767-4622-370
MC
Mid-Michigan Community Action Agency

1574 E Washington Rd, Farwell · 52 miles away · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
(989) 386-3805

All counseling agencies in Michigan

Help in Spanish near Saginaw

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 Saginaw

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

Saginaw Housing Commission Public housing and Section 8 vouchers (989) 755-8183

All housing agencies in Michigan Source: HUD

Legal help in Saginaw

No legal help resource on our list is for Saginaw or Saginaw 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.

Cities

Other cities in Saginaw County

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

Everything about Saginaw County Housing in Michigan

Nearby cities

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

Neighboring counties

If Saginaw 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 Saginaw.

All guides

A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Saginaw

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

The typical home value in Saginaw is $60,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Saginaw County it is $152,800.

How much does it cost to rent in Saginaw?

Typical rent in Saginaw is $922 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Saginaw County is $1,141.

What is the FHA loan limit in Saginaw?

Saginaw uses the FHA limit for all of Saginaw 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 Saginaw?

The typical homeowner in Saginaw pays $1,358 a year, according to the U.S. Census Bureau. That is 2.26% of the home’s value; in Saginaw County, the rate is 1.49%.

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

We found no HUD-approved counseling agencies with an office in Saginaw 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).

Saginaw , Michigan

Saginaw in numbers

Market now, with Zillow data

What sets Saginaw apart

Housing in Saginaw

What would you pay each month for a home in Saginaw?

Your numbers

Saginaw and Saginaw County

Buying a home in Saginaw

Years of income to pay for a typical home

How prices have changed in Saginaw County

Saginaw next to Saginaw County, Michigan and the U.S.

Four ways to pay for a typical home in Saginaw

Two costs that change from place to place

Property tax

Flood risk in Saginaw County

Renting in Saginaw

HUD fair market rent for all of Saginaw County

Fair market rent by ZIP code in Saginaw

Low-income apartments in Saginaw

Help to buy or rent in Saginaw

Assistance programs in Saginaw

MI 10K DPA Loan

Mortgage Credit Certificate (MCC)

Housing counselors near Saginaw

Help in Spanish near Saginaw

Housing authorities of Saginaw

Legal help in Saginaw

Other cities in Saginaw County

Nearby cities

Neighboring counties

Guides for your next step

Housing questions about Saginaw

How much does a typical home cost in Saginaw?

How much does it cost to rent in Saginaw?

What is the FHA loan limit in Saginaw?

How much property tax do owners pay in Saginaw?

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