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County in Minnesota

Cass County, Minnesota

Cass County, in Minnesota, has 30,992 residents: No. 34 of 87 by population. Cass County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $288,300. HUD's Fair Market Rent for a 2-bedroom apartment is $1,014 a month; to pay it without spending more than 30% of your income, you need to earn about $19.50 an hour.

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  • Typical home price

    $288,300

    −12% vs. Minnesota −13% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Cass
    • Minnesota
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,014 a month

    −33% vs. Minnesota −42% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Cass
    • Minnesota
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Cass
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.56% of value per year

    −45% vs. Minnesota −40% vs. U.S.

    $1,615 a year for the typical owner

    • Cass
    • Minnesota
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$336,524
2.7% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Cass County today?

The monthly payment on a typical home with FHA would be about $2,300, that is, 40% of the typical household income in Cass County. For that payment to be 28% of income, a household would need to earn about $98,565 a year; the typical income here is $68,874. Homes here are worth 12% less than the average across Minnesota. Here 86% of households live in a home they own; across Minnesota it is 72%. The typical property tax is $1,615 a year (about 0.56% of home value), lower than in Minnesota.

Renting is less of a stretch than in Minnesota: 39% of renters put 30% or more of their income toward housing, against 48% statewide.

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

Only here

What sets Cass County apart

  1. Cass County has the 2nd lowest effective property tax rate of the 87 counties in Minnesota (0.56%).

  2. At 86%, Cass County ranks 2nd among the 87 counties in Minnesota for the highest homeownership rate.

  3. From 2020 to 2025, home prices in Cass County rose 60% on FHFA's index, faster than in Minnesota (37%).

  4. Among the neighboring counties, Wadena County has the lowest typical home value ($173,000), 40% below the $288,300 in Cass County.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Cass County

What homes there are in Cass County, 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 Cass County, 9 in 10 homes are single-family detached houses; in Minnesota, 7.

There are more mobile homes here than in Minnesota: 8% of homes, against 3%.

Year built

Homes in Cass County are newer: the typical year built is 1990; in Minnesota, 1979.

In Cass County, 61% of homes have 3 bedrooms or more, about the same as in Minnesota.

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

About 81% of owner-occupied homes in Cass County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

About 61% of rented homes in Cass County cost less than HUD's 2-bedroom fair market rent for this county ($1,014); the rest cost more.

With a mortgage

$1,535 a month

Minnesota: $1,947 a month

Without a mortgage

$535 a month

Minnesota: $698 a month

Owners with a mortgage

53%

Minnesota: 64%

The typical cost for an owner with a mortgage in Cass County is $1,535 a month, less than in Minnesota ($1,947); without one, $535.

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 Cass County rose at about the same pace as in Minnesota: 49% against 47%.

Since 2015–2019, the typical rent in Cass County rose 17%, less than in Minnesota (31%).

To compare: typical income in Cass County rose 32%; the home, +49%; the rent, +17%.

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

MeasureCass CountyMinnesotaUnited States
Rental vacancy 4.1%5.3%5.5%
Homeowner vacancy 0.5%0.6%0.9%
More than one person per room 2.3%2.3%3.4%
People per household 2.382.432.53
Drive alone 73%69%69%
Carpool 10%8%9%
Public transit Unreliable estimate2%3%
Walk or bike 3%3%3%
Work from home 12%18%15%
Other means 2%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

There is little rental housing open in Cass County: only 4.1% is empty and offered for rent, against 5.3% in Minnesota.

More than one person per room: that is how 2.3% of households in Cass County live, near the figure in Minnesota (2.3%).

A household in Cass County has 2.38 people on average, about the same as in Minnesota (2.43).

In Cass County, 73% of workers drive alone to work; in Minnesota, 69%.

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 in Cass County?

A typical home costs more than the typical income allows

We start with a typical home of $288,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income here, which is $68,874 a year. For that payment to be 28% of income, a household would need to earn about $98,565 a year.

Your numbers

Local data
$

Starts at the typical home value in Cass County. 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 $10,091 (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

$2,300

at 7.18% · 30 years

Loan amount
$283,078
Total interest
$407,282
Paid off in
November 2056

Includes $4,869 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,607 a month

  • Tight

    $1,607 to $2,066 a month

  • Hard

    more than $2,066 a month

    Your payment · 40%

Compared with the typical household income in Cass County ($68,874 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,300
Principal & interest$1,918
Property tax$135
Home insurance$120
FHA mortgage insurance (MIP)$128

You need at least $10,091 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.

Buying a home

Buying a home in Cass County

Here you'll see how prices have changed, how Cass County compares with Minnesota and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Cass County rose 89% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Minnesota United States
In 2025 +7.8% +2.8% +2.9%
5 years (2020–2025) +60% +37% +47%
10 years (2015–2025) +89% +71% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Cass County compared with Minnesota and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Cass $288,300
  • Minnesota $329,300
  • United States $332,700
Typical rent a month
  • Cass $863
  • Minnesota $1,280
  • United States $1,413
Typical household income a year
  • Cass $68,874
  • Minnesota $89,062
  • United States $80,734
See the full table
Cass compared with Minnesota and the United States
MeasureHereMinnesotaU.S.
Residents30,9925,739,445334,922,499
Typical home value$288,300$329,300$332,700
Typical household income$68,874$89,062$80,734
Typical rent$863$1,280$1,413
Fair Market Rent (2 bedrooms)$1,014$1,507$1,750
Hourly wage to rent a 2-bedroom$19.50$28.98$33.65
Typical property tax$1,615$3,357$3,119
Effective tax rate0.56%1.02%0.94%
Households that own their home86%72%65%
Renters spending 30% or more on rent39%48%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Minnesota shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Cass County

For a typical $288,300 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $2,300 $10,091 $283,078 7.18% FHA MIP · $128 $18,740 580
Conventional, 5% down $2,247 $14,415 $273,885 7.18% PMI · $137 $23,064 620*
Conventional, 20% down, no PMI $1,817 $57,660 $230,640 7.18% None $66,309 620*
ITIN, 15% down (example) $2,084 $43,245 $245,055 8.18% None $51,894 Set by the lender
  • 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? Closing costs

Loan limits

FHA loans in Cass County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Cass County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Cass County, the typical owner pays $1,615 a year: about 0.56% of the home's value. That is less than the rest of Minnesota and less than the national average.

  • Cass 0.56%
  • Minnesota 1.02%
  • United States 0.94%

What Minnesota publishes Homestead market value exclusion (Minnesota Office of the Revisor of Statutes (Minnesota Statutes))

Exemptions and deadlines in Minnesota

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in Cass County. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Cass County

The natural hazards FEMA measures in Cass County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Cass County as relatively low.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $13.9 million in losses a year in Cass County, across buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $7.9 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $7.9 million a year
  2. TornadoRelatively low $643,381 a year
  3. Winter weatherRelatively moderate $95,629 a year
  4. WildfireVery low $72,575 a year
  5. EarthquakeVery low $3,411 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Cass County is climate zone 7 in the home energy code (IECC): very cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Clean and repair the roof gutters. EPA
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Summer

    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$35.70$22.43 and $49.01
Plumbers, pipefitters and steamfitters$32.47$21.15 and $52.72
Heating, air conditioning and refrigeration mechanics$34.00$21.97 and $44.03
Roofers$23.59$18.81 and $43.26
Carpenters$28.78$19.69 and $37.32
Painters, construction and maintenance$21.97$15.91 and $33.85
Maintenance and repair workers, general$25.09$17.41 and $35.06

In the Northwest Minnesota nonmetropolitan area, half of electricians earn more than $35.70 an hour and half earn less; for a plumber, the typical figure is $32.47.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Cass County

The typical rent in Cass County is $863 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

39% of renter households in Cass County spend 30% or more of their income on housing. 20% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $734 $14.12 $29,360
1 bedroom $775 $14.90 $31,000
2 bedrooms $1,014 $19.50 $40,560
3 bedrooms $1,335 $25.67 $53,400
4 bedrooms $1,695 $32.60 $67,800

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Cass County

Programs and counseling in Cass County

We didn't find HUD-approved agencies with an office in this county. These are the 2 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

Three generations of a family gather on the porch of their home.

HUD counseling is free or low-cost

Minnesota down payment programs

  1. Deferred Payment Loan (Start Up)

    Minnesota state agency loan for the down payment and closing costs alongside the Start Up mortgage for first-time buyers: up to $14,000 (or $18,000 in the Plus version), with no interest or monthly payments, repaid at the end of the mortgage

    First-time buyers only. Run by Minnesota Housing (Minnesota Housing Finance Agency).

    Deferred Verified November 5, 2026

  2. Monthly Payment Loan

    Minnesota Housing loan of up to $14,000 for the down payment and closing costs, which you repay over 15 years at the same rate as your Minnesota Housing mortgage; it works with Start Up (first-time buyers) or Step Up

    No first-time requirement. Run by Minnesota Housing (Minnesota Housing Finance Agency).

    Repayable Verified November 5, 2026

Which programs do I qualify for? See all Minnesota programs

Help in Spanish in Cass County

None of the 2 agencies on this list say they serve 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Lutheran Social Service of Minnesota

    716 E Street, Brainerd · 41 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 1 more
    (888) 577-2227

  • Kootasca Community Action, Inc.

    822 NE 5th Ave, Grand Rapids · 43 miles away

    • Pre-purchase counseling
    • Homebuyer education workshops
    218-999-0800x0828
See every agency in Minnesota

Places

Cities in Cass County

This site has no city pages of Cass County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Cass County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Cass County in 2026?

Cass County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Cass County?

Cass County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Cass County?

The typical home value in Cass County is $288,300 (Average 2020–2024, U.S. Census). Across Minnesota it's $329,300.

How much does it cost to rent in Cass County?

Cass County has a typical rent of $863 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,014 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Cass County?

About $19.50 an hour working full time (2,080 hours a year), or $40,560 a year, so the fair market rent of $1,014 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).