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County in South Dakota

Douglas County, South Dakota

Douglas County is a county in South Dakota with 2,828 residents, No. 49 of 66 by population. In Douglas County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $166,900. To rent a 2-bedroom apartment at Fair Market Rent ($1,064 a month) without going over 30% of your income, you need to earn about $20.46 an hour.

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  • Typical home price

    $166,900

    −35% vs. South Dakota −50% vs. U.S.

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

    • Douglas
    • South Dakota
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,064 a month

    −10% vs. South Dakota −39% vs. U.S.

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

    • Douglas
    • South 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.

    • Douglas
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.99% of value per year

    −7% vs. South Dakota +5% vs. U.S.

    $1,653 a year for the typical owner

    • Douglas
    • South Dakota
    • United States

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

Data from October 2026

In short

What is housing like in Douglas County today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,391 a month: 19% of the typical household income here. The typical home value is 35% less than in South Dakota overall. 77% of households own their home, more than in South Dakota (69%). The typical property tax is $1,653 a year (about 0.99% of home value), lower than in South Dakota.

There are 1 agency with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Douglas County apart

  1. Douglas County has the highest typical rent in its area: $877, more than any of its 6 neighboring counties; next is Davison County ($847).

  2. Nearby, in Bon Homme County, the typical home value is $134,100: 20% less than in Douglas County ($166,900).

  3. Douglas County has the 5th highest typical household income of the 65 counties in South Dakota with this figure ($86,442).

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

The homes here

Housing in Douglas County

What homes there are in Douglas 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

The detached house rules in Douglas County: 90% of homes, more than in South Dakota (67%).

Year built

Homes in Douglas County are bigger: 74% have 3 bedrooms or more; in South Dakota, 62%.

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 Douglas County sit under the FHA limit for this county ($541,287): about 85%.

Monthly rent with utilities

With a mortgage

$1,382 a month

South Dakota: $1,680 a month

Without a mortgage

$596 a month

South Dakota: $617 a month

Owners with a mortgage

27%

South Dakota: 55%

The typical cost for an owner with a mortgage in Douglas County is $1,382 a month, less than in South Dakota ($1,680); without one, $596.

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 Douglas County gained value faster than in South Dakota: 77% against 54%.

The typical rent in Douglas County rose 63% over the same time; in South Dakota, it rose 27%.

Housing prices ran ahead of income in Douglas County: typical income rose 47%, against +77% for home values and +63% for rent.

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

MeasureDouglas CountySouth DakotaUnited States
Rental vacancy Unreliable estimate6.0%5.5%
Homeowner vacancy Unreliable estimate0.8%0.9%
More than one person per room Unreliable estimate2.3%3.4%
People per household 2.362.392.53
Drive alone 78%77%69%
Carpool 5%8%9%
Public transit Unreliable estimate1%3%
Walk or bike 8%3%3%
Work from home 7%10%15%
Other means Unreliable estimate1%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes

By size, households in Douglas County look like those in South Dakota: 2.36 people on average.

In Douglas County, 8% of workers walk or bike to work; in South Dakota, 3%.

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 Douglas County?

A typical home is within reach of the typical income

We start with a typical home of $166,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 19% of the typical household income here, which is $86,442 a year.

Your numbers

Local data
$

Starts at the typical home value in Douglas 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 $5,842 (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

$1,391

at 7.18% · 30 years

Loan amount
$163,877
Total interest
$235,780
Paid off in
November 2056

Includes $2,819 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,017 a month

    Your payment · 19%

  • Tight

    $2,017 to $2,593 a month

  • Hard

    more than $2,593 a month

Compared with the typical household income in Douglas County ($86,442 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,391
Principal & interest$1,110
Property tax$138
Home insurance$70
FHA mortgage insurance (MIP)$74

You need at least $5,842 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 Douglas County

Here you'll see how prices have changed, how Douglas County compares with South 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 Douglas County. This usually happens when there are too few sales to measure.

Period Here South Dakota United States
In 2025 — +3.1% +2.9%
5 years (2020–2025) — +50% +47%
10 years (2015–2025) — +85% +85%

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

Douglas County compared with South 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
  • Douglas $166,900
  • South Dakota $257,400
  • United States $332,700
Typical rent a month
  • Douglas $877
  • South Dakota $946
  • United States $1,413
Typical household income a year
  • Douglas $86,442
  • South Dakota $75,081
  • United States $80,734
See the full table
Douglas compared with South Dakota and the United States
MeasureHereSouth DakotaU.S.
Residents2,828907,428334,922,499
Typical home value$166,900$257,400$332,700
Typical household income$86,442$75,081$80,734
Typical rent$877$946$1,413
Fair Market Rent (2 bedrooms)$1,064$1,187$1,750
Hourly wage to rent a 2-bedroom$20.46$22.83$33.65
Typical property tax$1,653$2,724$3,119
Effective tax rate0.99%1.06%0.94%
Households that own their home77%69%65%
FHA limit (1 unit)*$541,287$541,287$541,287

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

Four ways to pay for a typical home in Douglas County

For a typical $166,900 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 $1,391 $5,842 $163,877 7.18% FHA MIP · $74 $10,849 580
Conventional, 5% down $1,361 $8,345 $158,555 7.18% PMI · $79 $13,352 620*
Conventional, 20% down, no PMI $1,112 $33,380 $133,520 7.18% None $38,387 620*
ITIN, 15% down (example) $1,266 $25,035 $141,865 8.18% None $30,042 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 Douglas 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 Douglas 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 Douglas County, the typical owner pays $1,653 a year: about 0.99% of the home's value. That is less than the rest of South Dakota and more than the national average.

  • Douglas 0.99%
  • South Dakota 1.06%
  • United States 0.94%

What South Dakota publishes Owner-occupied classification (South Dakota Department of Revenue (Owner-Occupied Classification tax fact, July 2026))

Exemptions and deadlines in South Dakota

Is there a flood risk?

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

The natural hazards FEMA measures in Douglas 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 Douglas County is very low.

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

The loss FEMA expects each year in Douglas County from all natural hazards is $6 million, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $1.7 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $1.7 million a year
  2. TornadoRelatively low $628,583 a year
  3. WildfireVery low $69,685 a year
  4. Winter weatherRelatively low $62,653 a year
  5. EarthquakeVery low $29,307 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 Douglas County in zone 5A: 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$30.08$20.56 and $38.15
Plumbers, pipefitters and steamfitters$24.26$18.24 and $35.51
Heating, air conditioning and refrigeration mechanics$28.63$20.27 and $34.77
Roofers$22.94$16.75 and $28.08
Carpenters$21.99$17.10 and $30.24
Painters, construction and maintenance$22.85$17.06 and $30.52
Maintenance and repair workers, general$23.42$17.26 and $31.40

In the West South Dakota nonmetropolitan area, half of electricians earn more than $30.08 an hour and half earn less; for a plumber, the typical figure is $24.26.

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

Need help paying for a repair?

Renting

Renting in Douglas County

The typical rent in Douglas County is $877 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 $741 $14.25 $29,640
1 bedroom $813 $15.63 $32,520
2 bedrooms $1,064 $20.46 $42,560
3 bedrooms $1,368 $26.31 $54,720
4 bedrooms $1,678 $32.27 $67,120

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

Free help in Douglas County

Programs and counseling in Douglas 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 man and two girls read a book together on the sofa.

HUD counseling is free or low-cost

South Dakota down payment programs

  1. Fixed Rate Plus

    South Dakota state authority mortgage with 3% or 5% of the loan for the down payment and closing costs, as a 0% second mortgage with no payments, repaid when you sell or pay off the home

    The source does not say whether you must be a first-time buyer. Run by South Dakota Housing Development Authority.

    Deferred Verified November 5, 2026

  2. South Dakota Housing Tax Credit (MCC)

    South Dakota state authority certificate that turns part of your mortgage interest into a credit on your federal taxes, of up to $2,000 a year while you live in the home and keep the original mortgage; for first-time buyers, requested through a participating lender before closing

    First-time buyers only. Run by South Dakota Housing Development Authority.

    Tax credit Verified November 5, 2026

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

Help in Spanish in Douglas County

1 of the 1 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.

Public housing agencies

HUD lists no public housing authority based in Douglas 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.

  • CCCS of LSS - South Dakota

    403 N. Lawler, Mitchell · 28 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (605) 996-0868
See every agency in South Dakota

Places

Cities in Douglas County

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

Nearby counties

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

Douglas 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 Douglas County?

Douglas 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 Douglas County?

The typical home value in Douglas County is $166,900 (Average 2020–2024, U.S. Census). Across South Dakota it's $257,400.

How much does it cost to rent in Douglas County?

Douglas County has a typical rent of $877 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,064 (Fiscal year 2027).

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

About $20.46 an hour working full time (2,080 hours a year), or $42,560 a year, so the fair market rent of $1,064 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).