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County in North Dakota

Cass County, North Dakota

With 193,400 residents, Cass County is the most populous county in North Dakota. In Cass County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $298,000. To rent a 2-bedroom apartment at Fair Market Rent ($1,104 a month) without going over 30% of your income, you need to earn about $21.23 an hour.

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  • Typical home price

    $298,000

    +19% vs. North Dakota −10% vs. U.S.

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

    • Cass
    • North Dakota
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,104 a month

    Same as North Dakota −37% vs. U.S.

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

    • Cass
    • North Dakota
    • 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

    1.20% of value per year

    +21% vs. North Dakota +28% vs. U.S.

    $3,564 a year for the typical owner

    • Cass
    • North Dakota
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$339,508
4% more than 12 months ago
Typical rent
$1,107 a month
3.7% more than 12 months ago

From Zillow (ZHVI/ZORI), 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?

With an FHA loan and the minimum down payment, a typical home would cost about $2,536 a month: 40% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $108,693 a year; the typical income here is $75,555. The typical home value is 19% more than in North Dakota overall. 52% of households own their home, fewer than in North Dakota (63%). The typical property tax is $3,564 a year (about 1.2% of home value), higher than in North Dakota.

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

Only here

What sets Cass County apart

  1. At 1.2%, Cass County ranks 2nd among the 51 counties in North Dakota with this figure for the highest effective property tax rate.

  2. Cass County has the highest typical rent in its area: $958, more than any of its 6 neighboring counties; next is Barnes County ($779).

  3. Cass County has the highest typical home value in its area: $298,000, more than any of its 6 neighboring counties; next is Traill County ($200,700).

  4. Cass County has the 3rd lowest homeownership rate of the 53 counties in North Dakota (52%).

  5. At $298,000, Cass County ranks 4th among the 52 counties in North Dakota with this figure for the highest typical home value.

  6. 6% of homes in Cass County (2,691) are in FEMA's high-risk flood zone, and only 49% of those carry NFIP flood insurance.

Sources: U.S. Census Bureau (Average 2020–2024); FEMA (As of August 3, 2026).

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 there is a bit of everything: no kind of home reaches half. The most common are detached houses (43%); in North Dakota, 57%.

Year built

Here half of the homes date from 1993 or later; in North Dakota, from 1982 or later.

There are fewer big homes in Cass County than in North Dakota: 52% have 3 bedrooms or more, against 59%.

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

By price, most homes in Cass County sit under the FHA limit for this county ($541,287): about 88%.

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,104), about 62% of rented homes in Cass County cost less.

With a mortgage

$1,855 a month

North Dakota: $1,762 a month

Without a mortgage

$682 a month

North Dakota: $590 a month

Owners with a mortgage

66%

North Dakota: 52%

The typical cost for an owner with a mortgage in Cass County is $1,855 a month, more than in North Dakota ($1,762); without one, $682.

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

Since 2015–2019, homes in Cass County gained value faster than in North Dakota: 33% against 29%.

Rents in Cass County rose at about the same pace as in North Dakota: 15% since 2015–2019, against 16%.

To compare: typical income in Cass County rose 17%; the home, +33%; the rent, +15%.

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 CountyNorth DakotaUnited States
Rental vacancy 5.3%8.3%5.5%
Homeowner vacancy 0.9%1.2%0.9%
More than one person per room 2.1%2.2%3.4%
People per household 2.232.282.53
Drive alone 78%78%69%
Carpool 7%9%9%
Public transit Unreliable estimate0%3%
Walk or bike 3%4%3%
Work from home 10%8%15%
Other means 2%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes

There is little rental housing open in Cass County: only 5.3% is empty and offered for rent, against 8.3% in North Dakota.

Much as in North Dakota, 2.1% of households in Cass County have more than one person per room.

Much as in North Dakota, a household in Cass County has 2.23 people on average.

In Cass County, 78% of workers drive alone to work; in North Dakota, 78%.

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 $298,000, 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 $75,555 a year. For that payment to be 28% of income, a household would need to earn about $108,693 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 $10,430 (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

$2,536

at 7.18% · 30 years

Loan amount
$292,602
Total interest
$420,986
Paid off in
November 2056

Includes $5,032 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,763 a month

  • Tight

    $1,763 to $2,267 a month

  • Hard

    more than $2,267 a month

    Your payment · 40%

Compared with the typical household income in Cass County ($75,555 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,536
Principal & interest$1,982
Property tax$298
Home insurance$124
FHA mortgage insurance (MIP)$132

You need at least $10,430 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 North Dakota 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 53% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here North Dakota United States
In 2025 +3.1% +5.1% +2.9%
5 years (2020–2025) +34% +34% +47%
10 years (2015–2025) +53% +45% +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 North Dakota 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 $298,000
  • North Dakota $249,900
  • United States $332,700
Typical rent a month
  • Cass $958
  • North Dakota $954
  • United States $1,413
Typical household income a year
  • Cass $75,555
  • North Dakota $76,657
  • United States $80,734
See the full table
Cass compared with North Dakota and the United States
MeasureHereNorth DakotaU.S.
Residents193,400784,841334,922,499
Typical home value$298,000$249,900$332,700
Typical household income$75,555$76,657$80,734
Typical rent$958$954$1,413
Fair Market Rent (2 bedrooms)$1,104$1,102$1,750
Hourly wage to rent a 2-bedroom$21.23$21.19$33.65
Typical property tax$3,564$2,468$3,119
Effective tax rate1.2%0.99%0.94%
Households that own their home52%63%65%
Renters spending 30% or more on rent40%39%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: North Dakota 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 $298,000 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 $2,536 $10,430 $292,602 7.18% FHA MIP · $132 $19,370 580
Conventional, 5% down $2,482 $14,900 $283,100 7.18% PMI · $142 $23,840 620*
Conventional, 20% down, no PMI $2,037 $59,600 $238,400 7.18% None $68,540 620*
ITIN, 15% down (example) $2,313 $44,700 $253,300 8.18% None $53,640 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.

Everything about buying in Cass County: income, limits and help 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 $3,564 a year: about 1.20% of the home's value. That is more than the rest of North Dakota and more than the national average.

  • Cass 1.20%
  • North Dakota 0.99%
  • United States 0.94%

What North Dakota publishes Primary Residence Credit (North Dakota Office of State Tax Commissioner)

Exemptions and deadlines in North Dakota

Is there a flood risk?

According to FEMA, in Cass County 5.7% of homes (2,691) are in a high-risk flood zone. Of those homes, 49% have NFIP flood insurance.

  • 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)

In Cass County, FEMA rates the natural hazard risk as relatively moderate.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $81.8 million in losses a year in Cass County, across buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $33.5 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $33.5 million a year
  2. TornadoRelatively moderate $10.1 million a year
  3. Winter weatherVery high $2.3 million a year
  4. WildfireVery low $78,729 a year
  5. EarthquakeVery low $54,135 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 6A in the home energy code (IECC): 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

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • 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)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. 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)
    • 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)

  • 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$36.99$22.50 and $48.23
Plumbers, pipefitters and steamfitters$30.46$21.86 and $39.82
Heating, air conditioning and refrigeration mechanics$36.50$22.33 and $46.13
Roofers$29.62$22.13 and $36.76
Carpenters$28.34$21.41 and $36.97
Painters, construction and maintenance$25.43$18.14 and $37.95
Maintenance and repair workers, general$25.02$17.98 and $32.19

According to BLS, an electrician earns about $36.99 an hour in the Fargo, ND-MN area; a plumber, about $30.46.

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 $958 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

40% of renter households in Cass County spend 30% or more of their income on housing. 18% 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 $781 $15.02 $31,240
1 bedroom $903 $17.37 $36,120
2 bedrooms $1,104 $21.23 $44,160
3 bedrooms $1,529 $29.40 $61,160
4 bedrooms $1,845 $35.48 $73,800

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

There is 1 HUD-approved housing counseling agency in Cass County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

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

North Dakota down payment programs

  1. FirstHome Start

    With the North Dakota state agency's FirstHome mortgage, the buyer gets 3% of the loan as a credit toward the cash due at closing (down payment, closing costs and prepaid expenses); it cannot be combined with other assistance

    First-time buyers only. Run by North Dakota Housing Finance Agency (NDHFA).

    Grant Verified November 5, 2026

  2. DCA

    North Dakota state agency help for low-income buyers with an agency mortgage: 3% of the loan as a credit toward the cash you need at closing (down payment, closing costs and prepaid expenses); it cannot be combined with other assistance

    The source does not say whether you must be a first-time buyer. Run by North Dakota Housing Finance Agency (NDHFA).

    Grant Verified November 5, 2026

Which programs do I qualify for? See all North Dakota programs

Help in Spanish in Cass County

None of the 1 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.

  • Fargo Housing and Redevelopment Authority Public housing and Section 8 vouchers (701) 293-6262
  • Housing Authority of Cass County Public housing and Section 8 vouchers (701) 282-3443

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 agencies have an office in Cass County. The full list is on the North Dakota counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Southeastern North Dakota Community Action Ag

    3233 University Dr S, Fargo

    • Budget and financial counseling
    • Homelessness services
    • and 1 more
    (701) 232-2452
See every agency in North Dakota

Places

Cities in Cass County

Each city has its own page with prices, rents and help. These are the largest.

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 $298,000 (Average 2020–2024, U.S. Census). Across North Dakota it's $249,900.

How much does it cost to rent in Cass County?

Cass County has a typical rent of $958 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,104 (Fiscal year 2027).

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

About $21.23 an hour working full time (2,080 hours a year), or $44,160 a year, so the fair market rent of $1,104 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).