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City · 7,943 residents · St. Joseph County, Michigan

Three Rivers , Michigan

In Three Rivers, a typical home is worth $134,900 and typical rent is $839 a month. Compared with all of St. Joseph County, typical household income is 25% lower, the typical home value is 24% lower, and the share of households that own their home is 23 points lower.

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  • Typical home value

    $134,900

    24% below the county

    42% below Michigan

    • Three Rivers
    • St. Joseph
    • Michigan

  • Typical rent

    $839a month

    About the same as the county

    26% below Michigan

    • Three Rivers
    • St. Joseph
    • Michigan

  • Typical household income

    $49,503a year

    25% below the county

    32% below Michigan

    • Three Rivers
    • St. Joseph
    • Michigan

  • Households that own their home

    53%

    23 points below the county

    20 points below Michigan

    • Three Rivers
    • St. Joseph
    • Michigan

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

Market now, with Zillow data

Zillow data
Typical home value
$228,043
3.2% more than 12 months ago
Typical rent
$1,300 a month

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

Three Rivers is in St. Joseph 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 St. Joseph County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Three Rivers apart

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

  1. 53% of households in Three Rivers own their home, against 76% in St. Joseph County.

  2. The typical household income in Three Rivers is $49,503, 25% less than in St. Joseph County as a whole ($66,425).

  3. The typical home in Three Rivers is worth $134,900, 24% less than in St. Joseph County as a whole ($178,300).

  4. Three Rivers has the 15th smallest share of rent-burdened renters of the 168 cities in Michigan with more than 5,000 people (37%).

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

The homes here

Housing in Three Rivers

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

Year built

Homes in Three Rivers are smaller: 53% have 3 bedrooms or more; in St. Joseph County, 65%.

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

$1,165 a month

St. Joseph County: $1,309 a month

Without a mortgage

$475 a month

St. Joseph County: $519 a month

Owners with a mortgage

59%

St. Joseph County: 56%

The typical cost for an owner with a mortgage in Three Rivers is $1,165 a month, less than in St. Joseph County ($1,309); without one, $475.

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 Three Rivers rose 57% since 2015–2019, more than in St. Joseph County (46%).

Since 2015–2019, the typical rent in Three Rivers rose 21%, more than in St. Joseph County (18%).

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

MeasureThree RiversSt. Joseph CountyMichiganUnited States
Rental vacancy Unreliable estimate5.5%5.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.2%1.6%3.4%
People per household 2.362.552.422.53
Drive alone 75%72%74%69%
Carpool 14%16%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate3%2%3%
Work from home 4%7%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: 2.36 on average, against 2.55 in St. Joseph County.

In Three Rivers, 75% of workers drive alone to work; in St. Joseph County, 72%.

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 Three Rivers?

A typical home is tight for the typical income

We start with a typical home in Three Rivers, worth $134,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Three Rivers, which is $49,503 a year. For that payment to be 28% of income, a household would need to earn about $50,071 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Three Rivers. 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 $4,722 (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

$1,168

at 7.18% · 30 years

Loan amount
$132,456
Total interest
$190,573
Paid off in
November 2056

Includes $2,278 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,155 a month

  • Tight

    $1,155 to $1,485 a month

    Your payment · 28%

  • Hard

    more than $1,485 a month

Compared with the typical household income in Three Rivers ($49,503 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,168
Principal & interest$897
Property tax$155
Home insurance$56
FHA mortgage insurance (MIP)$60

You need at least $4,722 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

Three Rivers and St. Joseph County

Three Rivers is in St. Joseph 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).

Three Rivers's own numbers

Typical home value
$134,900
Typical monthly rent
$839
Typical yearly household income
$49,503
Households that own their home
53%
Effective property tax rate
1.38%

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

Numbers for all of St. Joseph County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,046
Price change over 5 years (FHFA)
+59%
Homes in a high flood-risk zone
1.4%

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 St. Joseph County.

Everything about St. Joseph County

Buying

Buying a home in Three Rivers

A typical home in Three Rivers is worth $134,900: 24% below the county and 42% below Michigan. With the typical household income in Three Rivers ($49,503 a year), a typical home costs 2.7 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.

  • Three Rivers 2.7 years
  • St. Joseph 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 St. Joseph County

According to FHFA’s house price index, home prices in St. Joseph County rose 102% in the 10 years through 2025.

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

Period County Michigan U.S.
Last year (2025) +7.3% +4.7% +2.9%
5 years (2020–2025) +59% +52% +47%
10 years (2015–2025) +102% +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

Three Rivers next to St. Joseph 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
  • Three Rivers $134,900
  • St. Joseph $178,300
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • Three Rivers $839
  • St. Joseph $849
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • Three Rivers $49,503
  • St. Joseph $66,425
  • Michigan $72,875
  • United States $80,734
See the full table
Three Rivers next to St. Joseph County and Michigan
Measure Three Rivers St. Joseph County Michigan U.S.
Typical home value $134,900 $178,300 $231,600 $332,700
Typical monthly rent $839 $849 $1,129 $1,413
Typical yearly household income $49,503 $66,425 $72,875 $80,734
Households that own their home 53% 76% 73% 65%
Typical yearly property tax $1,863 $1,959 $2,904 $3,119
Effective property tax rate 1.38% 1.1% 1.25% 0.94%
Renters with high rent for their income 37% 39% 50% 51%

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

For a typical $134,900 home in Three Rivers, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Three Rivers's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,168a month

    Least cash to close
    Down payment
    $4,722
    Cash to close
    $8,769
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $60

  • Conventional, 5% down $1,144a month

    Down payment
    $6,745
    Cash to close
    $10,792
    Rate
    7.18%
    Mortgage insurance
    PMI · $64

  • Conventional, 20% down, no PMI $942a month

    Down payment
    $26,980
    Cash to close
    $31,027
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,067a month

    Down payment
    $20,235
    Cash to close
    $24,282
    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 Three Rivers and for St. Joseph County.

Property tax

Effective rate in Three Rivers

1.38%of the home’s value each year

$1,863 a year for the typical owner in Three Rivers.

  • Three Rivers 1.38%
  • St. Joseph 1.1%
  • 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 St. Joseph County

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

Homes in the high-risk zone
1.4%
364
Of those, with NFIP insurance
16%
County Michigan U.S.
Homes in the high-risk zone 1.4% 1.6% 3.5%
Of those, with NFIP insurance 16% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Three Rivers

Typical rent in Three Rivers is $839 a month: about the same as the county. In Three Rivers, 37% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of St. Joseph County, by unit size. To pay the 2-bedroom one ($1,046 a month) without spending more than 30% of your income, you would need to earn $20.12 an hour working full time.

HUD fair market rent for all of St. Joseph 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 $752 $14.46 $30,080
1 bedroom $800 $15.38 $32,000
2 bedrooms $1,046 $20.12 $41,840
3 bedrooms $1,382 $26.58 $55,280
4 bedrooms $1,461 $28.10 $58,440

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 Three Rivers

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Three Rivers is in ZIP code 49093.

For 2 bedrooms it is $1,030: $16 less than the fair market rent for St. Joseph County ($1,046).

  • 49093 $1,030$1,360

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

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

  • Riverside 1220 Hov Aire Dr, Three Rivers 49093 126 low-income homes · For families (269) 279-9297
  • Riverside Townhouses (three Rivers) 1249 Lockport Dr, Three Rivers 49093 126 low-income homes · 1 bd: 23 · 2 bd: 79 · 3 bd: 24 · In service since 2012 · For families
  • Edgewater Place 214 River Dr, Three Rivers 49093 80 homes, 78 low-income · 1 bd: 52 · 2 bd: 28 · In service since 2015 · For families
  • Edgewater Place 214 River Dr, Three Rivers 49093 79 homes, 75 low-income · 1 bd: 52 · 2 bd: 27 · In service since 1999
  • Maplecrest Apartments 1022 Maplecrest Ct, Three Rivers 49093 52 low-income homes · For families (269) 273-7841

See all 20 buildings in St. Joseph County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Three Rivers

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

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Three Rivers

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

The HUD-approved agencies closest to the center of Three Rivers, 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 · 23 miles away

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

  • Neighborhoods Inc. of Battle Creek

    47 North Washington Ave, Battle Creek · 35 miles away

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

  • Community Action Agency - Hillsdale Branch

    55 Barnard St, Hillsdale · 52 miles away · Spanish

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

All counseling agencies in Michigan

Help in Spanish near Three Rivers

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 Three Rivers

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

One other authority has an office in St. Joseph County: see the list Source: HUD

Cities

Other cities in St. Joseph County

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

Everything about St. Joseph County Housing in Michigan

Nearby cities

The cities closest to Three Rivers, with the typical home value.

Neighboring counties

If St. Joseph 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 Three Rivers.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Three Rivers

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

The typical home value in Three Rivers is $134,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in St. Joseph County it is $178,300.

How much does it cost to rent in Three Rivers?

Typical rent in Three Rivers is $839 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in St. Joseph County is $1,046.

What is the FHA loan limit in Three Rivers?

Three Rivers uses the FHA limit for all of St. Joseph 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 Three Rivers?

The typical homeowner in Three Rivers pays $1,863 a year, according to the U.S. Census Bureau. That is 1.38% of the home’s value; in St. Joseph County, the rate is 1.1%.

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

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