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City · 7,986 residents · Berrien County, Michigan

St. Joseph , Michigan

In St. Joseph, a typical home is worth $299,000 and typical rent is $1,081 a month. Compared with all of Berrien County, the typical home value is 33% higher, typical household income is 28% higher, and the share of households that own their home is 15 points lower.

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  • Typical home value

    $299,000

    33% above the county

    29% above Michigan

    • St. Joseph
    • Berrien
    • Michigan

  • Typical rent

    $1,081a month

    15% above the county

    4% below Michigan

    • St. Joseph
    • Berrien
    • Michigan

  • Typical household income

    $84,057a year

    28% above the county

    15% above Michigan

    • St. Joseph
    • Berrien
    • Michigan

  • Households that own their home

    58%

    15 points below the county

    15 points below Michigan

    • St. Joseph
    • Berrien
    • Michigan

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

Market now, with Zillow data

Zillow data
Typical home value
$338,471
5.7% more than 12 months ago
Typical rent
$1,618 a month
2.8% more than 12 months ago

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

St. Joseph is in Berrien 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 Berrien County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets St. Joseph apart

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

  1. Nearby, in Benton Harbor, the typical home value is $76,500: 74% less than in St. Joseph ($299,000).

  2. St. Joseph has the 6th smallest share of rent-burdened renters of the 168 cities in Michigan with more than 5,000 people (33%).

  3. The typical home in St. Joseph is worth $299,000, 33% more than in Berrien County as a whole ($224,300).

  4. 58% of households in St. Joseph own their home, against 73% in Berrien County.

  5. The typical household income in St. Joseph is $84,057, 28% more than in Berrien County as a whole ($65,425).

  6. Nearby, in Dowagiac, the typical rent is $840: 22% less than in St. Joseph ($1,081).

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

The homes here

Housing in St. Joseph

What homes there are in St. Joseph, 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 St. Joseph, 6 in 10 homes are single-family detached houses; in Berrien County, 8.

Year built

In St. Joseph, half of the homes were built before 1953; in Berrien County, before 1966.

There are fewer big homes in St. Joseph than in Berrien County: 47% have 3 bedrooms or more, against 64%.

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

With a mortgage

$1,676 a month

Berrien County: $1,462 a month

Without a mortgage

$759 a month

Berrien County: $568 a month

Owners with a mortgage

64%

Berrien County: 56%

Owning costs more in St. Joseph: with a mortgage, the typical cost is $1,676 a month; in Berrien County, $1,462. Without one, $759.

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 St. Joseph rose 53% since 2015–2019, more than in Berrien County (49%).

Since 2015–2019, the typical rent in St. Joseph rose 40%, more than in Berrien County (27%).

The typical household income in St. Joseph rose 35%: less than home values (+53%) and rent (+40%).

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

MeasureSt. JosephBerrien CountyMichiganUnited States
Rental vacancy Unreliable estimate4.5%5.1%5.5%
Homeowner vacancy Unreliable estimate0.8%0.8%0.9%
More than one person per room Unreliable estimate1.4%1.6%3.4%
People per household 1.802.352.422.53
Drive alone 73%76%74%69%
Carpool 5%8%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate3%2%3%
Work from home 16%11%14%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 1.80 on average, against 2.35 in Berrien County.

Working from home is more common in St. Joseph: 16%, against 11% in Berrien 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 St. Joseph?

A typical home costs more than the typical income allows

We start with a typical home in St. Joseph, worth $299,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in St. Joseph, which is $84,057 a year. For that payment to be 28% of income, a household would need to earn about $112,581 a year.

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

Your numbers

Local data
$

Starts at the typical home value in St. Joseph. 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 $10,465 (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

$2,627

at 7.18% · 30 years

Loan amount
$293,584
Total interest
$422,399
Paid off in
November 2056

Includes $5,049 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,961 a month

  • Tight

    $1,961 to $2,522 a month

  • Hard

    more than $2,522 a month

    Your payment · 38%

Compared with the typical household income in St. Joseph ($84,057 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,627
Principal & interest$1,989
Property tax$381
Home insurance$125
FHA mortgage insurance (MIP)$132

You need at least $10,465 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

St. Joseph and Berrien County

St. Joseph is in Berrien 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).

St. Joseph's own numbers

Typical home value
$299,000
Typical monthly rent
$1,081
Typical yearly household income
$84,057
Households that own their home
58%
Effective property tax rate
1.53%

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

Numbers for all of Berrien County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,152
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.6%

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 Berrien County.

Everything about Berrien County

Buying

Buying a home in St. Joseph

A typical home in St. Joseph is worth $299,000: 33% above the county and 29% above Michigan. With the typical household income in St. Joseph ($84,057 a year), a typical home costs 3.6 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.

  • St. Joseph 3.6 years
  • Berrien 3.4 years
  • Michigan 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Berrien County

According to FHFA’s house price index, home prices in Berrien County rose 92% in the 10 years through 2025.

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

Period County Michigan U.S.
Last year (2025) +3.7% +4.7% +2.9%
5 years (2020–2025) +54% +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

St. Joseph next to Berrien 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
  • St. Joseph $299,000
  • Berrien $224,300
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • St. Joseph $1,081
  • Berrien $942
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • St. Joseph $84,057
  • Berrien $65,425
  • Michigan $72,875
  • United States $80,734
See the full table
St. Joseph next to Berrien County and Michigan
Measure St. Joseph Berrien County Michigan U.S.
Typical home value $299,000 $224,300 $231,600 $332,700
Typical monthly rent $1,081 $942 $1,129 $1,413
Typical yearly household income $84,057 $65,425 $72,875 $80,734
Households that own their home 58% 73% 73% 65%
Typical yearly property tax $4,582 $2,429 $2,904 $3,119
Effective property tax rate 1.53% 1.08% 1.25% 0.94%
Renters with high rent for their income 33% 50% 50% 51%

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

For a typical $299,000 home in St. Joseph, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, St. Joseph's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,627a month

    Least cash to close
    Down payment
    $10,465
    Cash to close
    $19,435
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $132

  • Conventional, 5% down $2,572a month

    Down payment
    $14,950
    Cash to close
    $23,920
    Rate
    7.18%
    Mortgage insurance
    PMI · $142

  • Conventional, 20% down, no PMI $2,126a month

    Down payment
    $59,800
    Cash to close
    $68,770
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,403a month

    Down payment
    $44,850
    Cash to close
    $53,820
    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 St. Joseph and for Berrien County.

Property tax

Effective rate in St. Joseph

1.53%of the home’s value each year

$4,582 a year for the typical owner in St. Joseph.

  • St. Joseph 1.53%
  • Berrien 1.08%
  • 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 Berrien County

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

Homes in the high-risk zone
1.6%
1,083
Of those, with NFIP insurance
15%
County Michigan U.S.
Homes in the high-risk zone 1.6% 1.6% 3.5%
Of those, with NFIP insurance 15% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in St. Joseph

Typical rent in St. Joseph is $1,081 a month: 15% above the county. In St. Joseph, 33% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Berrien County, by unit size. To pay the 2-bedroom one ($1,152 a month) without spending more than 30% of your income, you would need to earn $22.15 an hour working full time.

HUD fair market rent for all of Berrien 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 $802 $15.42 $32,080
1 bedroom $887 $17.06 $35,480
2 bedrooms $1,152 $22.15 $46,080
3 bedrooms $1,512 $29.08 $60,480
4 bedrooms $1,514 $29.12 $60,560

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 St. Joseph

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). St. Joseph is in ZIP code 49085.

For 2 bedrooms it is $1,330: $178 more than the fair market rent for Berrien County ($1,152).

  • 49085 $1,330$1,750

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

Free help

Help to buy or rent in St. Joseph

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 Berrien 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 St. Joseph

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

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

  • Kalamazoo Neighborhood Housing Services, Inc

    1219 S Park St, Kalamazoo · 48 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (269) 385-2916

  • Community Action House

    739 Paw Paw Dr, Holland · 52 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (616) 392-2368

  • Neighborhoods Inc. of Battle Creek

    47 North Washington Ave, Battle Creek · 68 miles away

    • Budget and credit workshops
    • Fair housing pre-purchase workshops
    • and 5 more
    (269) 224-6606

All counseling agencies in Michigan

Help in Spanish near St. Joseph

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 St. Joseph

In HUD’s record, no housing authority with an office in Berrien County is named for St. Joseph or Berrien County.

4 other authorities have an office in Berrien County: see the list Source: HUD

Cities

Other cities in Berrien County

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

Everything about Berrien County Housing in Michigan

Nearby cities

The cities closest to St. Joseph, with the typical home value.

Neighboring counties

If Berrien 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 St. Joseph.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about St. Joseph

Short answers with the numbers for St. Joseph and all of Berrien 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 St. Joseph?

The typical home value in St. Joseph is $299,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Berrien County it is $224,300.

How much does it cost to rent in St. Joseph?

Typical rent in St. Joseph is $1,081 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Berrien County is $1,152.

What is the FHA loan limit in St. Joseph?

St. Joseph uses the FHA limit for all of Berrien 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 St. Joseph?

The typical homeowner in St. Joseph pays $4,582 a year, according to the U.S. Census Bureau. That is 1.53% of the home’s value; in Berrien County, the rate is 1.08%.

Where can I find free help to buy or rent in St. Joseph?

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