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County in North Dakota

Oliver County, North Dakota

Oliver County, in North Dakota, has 1,839 residents: No. 47 of 53 by population. Oliver County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $215,700. HUD's Fair Market Rent for a 2-bedroom apartment is $1,067 a month; to pay it without spending more than 30% of your income, you need to earn about $20.52 an hour.

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  • Typical home price

    $215,700

    −14% vs. North Dakota −35% vs. U.S.

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

    • Oliver
    • North Dakota
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,067 a month

    −3% vs. North Dakota −39% vs. U.S.

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

    • Oliver
    • 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.

    • Oliver
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.62% of value per year

    −37% vs. North Dakota −34% vs. U.S.

    $1,343 a year for the typical owner

    • Oliver
    • North Dakota
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$256,771
6.5% 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 Oliver County today?

The monthly payment on a typical home with FHA would be about $1,731, that is, 27% of the typical household income in Oliver County. Homes here are worth 14% less than the average across North Dakota. Here 95% of households live in a home they own; across North Dakota it is 63%. The typical property tax is $1,343 a year (about 0.62% of home value), lower than in North Dakota.

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

Only here

What sets Oliver County apart

  1. Oliver County has the highest homeownership rate of the 53 counties in North Dakota: 95%.

  2. Among the neighboring counties, Grant County has the lowest typical home value ($93,200), 57% below the $215,700 in Oliver County.

  3. Nearby, in Sheridan County, the typical rent is $373: 51% less than in Oliver County ($756).

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

The homes here

Housing in Oliver County

What homes there are in Oliver 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 Oliver County, 8 in 10 homes are single-family detached houses; in North Dakota, 6.

There are more mobile homes here than in North Dakota: 14% of homes, against 7%.

Year built

Homes in Oliver County are older: the typical year built is 1976; in North Dakota, 1982.

Homes in Oliver County are bigger: 85% have 3 bedrooms or more; in North Dakota, 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 Oliver County sit under the FHA limit for this county ($541,287): about 87%.

Monthly rent with utilities

With a mortgage

$1,768 a month

North Dakota: $1,762 a month

Without a mortgage

$575 a month

North Dakota: $590 a month

Owners with a mortgage

38%

North Dakota: 52%

In Oliver County, 38% of owners have a mortgage; their typical cost is $1,768 a month, about the same as in North Dakota.

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, the typical home value in Oliver County did not change clearly: the difference is within the Census margin of error.

Rents in Oliver County rose faster than in North Dakota: 39% since 2015–2019, against 16%.

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

MeasureOliver CountyNorth DakotaUnited States
Rental vacancy Unreliable estimate8.3%5.5%
Homeowner vacancy Unreliable estimate1.2%0.9%
More than one person per room Unreliable estimate2.2%3.4%
People per household 2.532.282.53
Drive alone 80%78%69%
Carpool 9%9%9%
Public transit Unreliable estimate0%3%
Walk or bike Unreliable estimate4%3%
Work from home 9%8%15%
Other means Unreliable estimate1%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes

On average, a household in Oliver County has 2.53 people, more than in North Dakota (2.28).

To get to work, 80% of workers in Oliver County drive alone; 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 Oliver County?

A typical home is within reach of the typical income

We start with a typical home of $215,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 27% of the typical household income here, which is $77,240 a year.

Your numbers

Local data
$

Starts at the typical home value in Oliver 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 $7,550 (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

$1,731

at 7.18% · 30 years

Loan amount
$211,793
Total interest
$304,720
Paid off in
November 2056

Includes $3,643 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,802 a month

    Your payment · 27%

  • Tight

    $1,802 to $2,317 a month

  • Hard

    more than $2,317 a month

Compared with the typical household income in Oliver County ($77,240 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,731
Principal & interest$1,435
Property tax$111
Home insurance$90
FHA mortgage insurance (MIP)$95

You need at least $7,550 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 Oliver County

Here you'll see how prices have changed, how Oliver 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?

FHFA does not publish an annual price index in Oliver County. This usually happens when there are too few sales to measure. According to the FHFA House Price Index, home prices in North Dakota rose 45% in the 10 years through 2025.

Oliver 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
  • Oliver $215,700
  • North Dakota $249,900
  • United States $332,700
Typical rent a month
  • Oliver $756
  • North Dakota $954
  • United States $1,413
Typical household income a year
  • Oliver $77,240
  • North Dakota $76,657
  • United States $80,734
See the full table
Oliver compared with North Dakota and the United States
MeasureHereNorth DakotaU.S.
Residents1,839784,841334,922,499
Typical home value$215,700$249,900$332,700
Typical household income$77,240$76,657$80,734
Typical rent$756$954$1,413
Fair Market Rent (2 bedrooms)$1,067$1,102$1,750
Hourly wage to rent a 2-bedroom$20.52$21.19$33.65
Typical property tax$1,343$2,468$3,119
Effective tax rate0.62%0.99%0.94%
Households that own their home95%63%65%
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 Oliver County

For a typical $215,700 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 $1,731 $7,550 $211,793 7.18% FHA MIP · $95 $14,021 580
Conventional, 5% down $1,692 $10,785 $204,915 7.18% PMI · $102 $17,256 620*
Conventional, 20% down, no PMI $1,370 $43,140 $172,560 7.18% None $49,611 620*
ITIN, 15% down (example) $1,570 $32,355 $183,345 8.18% None $38,826 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 Oliver 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 Oliver 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 Oliver County, the typical owner pays $1,343 a year: about 0.62% of the home's value. That is less than the rest of North Dakota and less than the national average.

  • Oliver 0.62%
  • 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?

FEMA’s maps count no homes in high-risk flood zones in Oliver 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 Oliver County

The natural hazards FEMA measures in Oliver 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)

According to FEMA, the natural hazard risk in Oliver County is very low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

The loss FEMA expects each year in Oliver County from all natural hazards is $2.6 million, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $1.4 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $1.4 million a year
  2. TornadoVery low $59,690 a year
  3. WildfireVery low $49,277 a year
  4. Winter weatherRelatively low $29,483 a year
  5. EarthquakeVery low $542 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

The home energy code (IECC) puts Oliver County in zone 6A: 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$29.76$22.42 and $44.58
Plumbers, pipefitters and steamfitters$33.81$22.52 and $45.65
Heating, air conditioning and refrigeration mechanics$31.14$22.47 and $47.13
Roofers$24.20$22.20 and $45.91
Carpenters$26.28$17.90 and $37.34
Painters, construction and maintenance$26.53$18.17 and $33.85
Maintenance and repair workers, general$23.59$17.19 and $29.72

An electrician earns about $29.76 an hour in the Bismarck, ND area, and a plumber, about $33.81.

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

Need help paying for a repair?

Renting

Renting in Oliver County

The typical rent in Oliver County is $756 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

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 $865 $16.63 $34,600
1 bedroom $927 $17.83 $37,080
2 bedrooms $1,067 $20.52 $42,680
3 bedrooms $1,477 $28.40 $59,080
4 bedrooms $1,696 $32.62 $67,840

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

Free help in Oliver County

Programs and counseling in Oliver County

We didn't find HUD-approved agencies with an office in this county. This is the nearest one; 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.

A father and mother walk their son by the hand down the sidewalk.

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 Oliver 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

HUD lists no public housing authority based in Oliver County. The authority of a nearby county or the state may serve this area.

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.

  • North Dakota Housing Finance Agency

    2624 Vermont Avenue, Bismarck · 35 miles away

    (701) 328-8060
See every agency in North Dakota

Places

Cities in Oliver County

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

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Oliver 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 Oliver County in 2026?

Oliver 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 Oliver County?

Oliver 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 Oliver County?

The typical home value in Oliver County is $215,700 (Average 2020–2024, U.S. Census). Across North Dakota it's $249,900.

How much does it cost to rent in Oliver County?

Oliver County has a typical rent of $756 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,067 (Fiscal year 2027).

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

About $20.52 an hour working full time (2,080 hours a year), or $42,680 a year, so the fair market rent of $1,067 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).