Michigan · GEOID 26021

Berrien County

2024 ACS 5-year estimates · population 153,288 · 77,276 housing units

Median household income

$65,425

State $74,099

Median home value

$224,300

State $237,564

Median gross rent

$942

State $1,136

Homeownership rate

72.8%

State 73.2%

Renter cost-burden rate

49.9%

≥30% of income

Owner cost-burden rate

20.3%

≥30% of income

Homeowner vacancy

0.8%

Of owner-occupied + for-sale units

Rental vacancy

4.5%

Of renter-occupied + for-rent units

Overall vacancy

17.2%

All housing units

Price-to-income ratio

3.43

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Berrien County	Michigan
Population	153,288	10,077,761
Population density (per sq. mi.)	269.97	—
Median household income	$65,425	$74,099
HUD Area Median Income (4-person, 100%)	$92,200	—
Households	63,999	—
Average household size	2.35 people	—
Owner-occupied	72.8%	73.2%
Renter-occupied	27.2%	26.8%
Race	73.9% White · 13.2% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Berrien County compared with Michigan.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

30.9% hold a bachelor's degree or higher (state: 32.4%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	17.1%	$53,328	$1,333	$167,485
1 earner	35.7%	$59,603	$1,490	$190,843
2 earners	37.6%	$111,097	$2,777	$382,521
3+ earners	9.6%	$146,742	$3,669	$515,204

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

63,999

Average size: 2.35 people

Households with children

15,025

23.5% of households

Per-capita income

$38,351

Poverty rate: 14.2%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

72.8% owner-occupied vs. state average 73.2%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 79.4% · Missing middle (2–19 units) 12.1%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

70.5% built before 1980 · Median structure age 1,966.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $224,300.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $942.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 13,277 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 2.9% · For rent 6.3% · Seasonal 59.9% · Other 25.5%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

13.8% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 86.2% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

10.3%

7,953 units of 77,276 total

⚑ Above the 10% threshold — meaningful pressure on year-round residents from second-home / short-term-rental demand.

"Other vacant" share of all housing

4.4%

3,383 units of 77,276 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$52,340

100% MHI$65,425

120% MHI$78,510

County-wide median from ACS 5-year estimates. A household at 100% MHI in Berrien County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$51,650	$59,000	$73,750
100% AMI	$64,540	$73,760	$92,200
120% AMI	$77,450	$88,500	$110,650

HUD FMR Area: Niles, MI MSA. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

49.9% of renter households spend ≥30% of income on rent (26.6% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

20.3% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Berrien County.

Covered employment

53,361

Across 20 sectors

Establishments

4,083

QCEW 2024

Avg annual pay (workforce)

$55,329

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 31-33 Manufacturing NAICS 31-33	11,601	$83,267	$278,929	+$54,629	$2,082
NAICS 62 Health care and social assistance NAICS 62	8,026	$57,824	$184,221	−$40,079	$1,446
NAICS 44-45 Retail trade NAICS 44-45	7,096	$34,507	$97,427	−$126,873	$863
NAICS 72 Accommodation and food services NAICS 72	6,789	$23,691	$57,166	−$167,134	$592
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	3,037	$48,653	$150,083	−$74,217	$1,216
NAICS 92 Public administration NAICS 92	2,561	$54,264	$170,970	−$53,330	$1,357
NAICS 81 Other services (except public administration) NAICS 81	2,176	$37,862	$109,916	−$114,384	$947
NAICS 52 Finance and insurance NAICS 52	2,013	$84,860	$284,858	+$60,558	$2,122
NAICS 23 Construction NAICS 23	1,974	$73,576	$242,855	+$18,555	$1,839
NAICS 42 Wholesale trade NAICS 42	1,822	$64,734	$209,942	−$14,358	$1,618
NAICS 54 Professional, scientific, and technical services NAICS 54	1,375	$75,552	$250,211	+$25,911	$1,889
NAICS 61 Educational services NAICS 61	1,259	$43,753	$131,844	−$92,456	$1,094
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	1,186	$29,017	$76,992	−$147,308	$725
NAICS 71 Arts, entertainment, and recreation NAICS 71	866	$26,793	$68,713	−$155,587	$670
NAICS 53 Real estate and rental and leasing NAICS 53	493	$47,544	$145,955	−$78,345	$1,189
NAICS 51 Information NAICS 51	447	$55,628	$176,047	−$48,253	$1,391
NAICS 48-49 Transportation and warehousing NAICS 48-49	256	$59,350	$189,901	−$34,399	$1,484
NAICS 99 Unclassified NAICS 99	171	$50,913	$158,496	−$65,804	$1,273
NAICS 55 Management of companies and enterprises NAICS 55	119	$109,846	$377,865	+$153,565	$2,746
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	94	$123,897	$430,167	+$205,867	$3,097

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	5,945	$22,855	$54,055	−$170,245	$571
NAICS 561 Administrative and support services NAICS 561	2,898	$47,881	$147,210	−$77,090	$1,197
NAICS 621 Ambulatory health care services NAICS 621	2,213	$52,271	$163,551	−$60,749	$1,307
NAICS 921 Executive, legislative, and other general government support NAICS 921	2,033	$50,242	$155,998	−$68,302	$1,256
NAICS 332 Fabricated metal product manufacturing NAICS 332	1,998	$65,441	$212,574	−$11,726	$1,636
NAICS 455 General merchandise retailers NAICS 455	1,883	$28,356	$74,531	−$149,769	$709
NAICS 445 Food and beverage retailers NAICS 445	1,561	$28,034	$73,333	−$150,967	$701
NAICS 333 Machinery manufacturing NAICS 333	1,543	$83,347	$279,226	+$54,926	$2,084
NAICS 336 Transportation equipment manufacturing NAICS 336	1,488	$62,328	$200,986	−$23,314	$1,558
NAICS 541 Professional, scientific, and technical services NAICS 541	1,375	$75,552	$250,211	+$25,911	$1,889
NAICS 623 Nursing and residential care facilities NAICS 623	1,374	$39,520	$116,087	−$108,213	$988
NAICS 522 Credit intermediation and related activities NAICS 522	1,356	$77,517	$257,525	+$33,225	$1,938
NAICS 611 Educational services NAICS 611	1,259	$43,753	$131,844	−$92,456	$1,094
NAICS 238 Specialty trade contractors NAICS 238	1,175	$63,459	$205,196	−$19,104	$1,586
NAICS 423 Merchant wholesalers, durable goods NAICS 423	1,108	$67,643	$220,771	−$3,529	$1,691
NAICS 111 Crop production NAICS 111	1,081	$28,348	$74,501	−$149,799	$709
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	969	$39,098	$114,517	−$109,783	$977
NAICS 331 Primary metal manufacturing NAICS 331	958	$62,385	$201,199	−$23,101	$1,560
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	924	$41,691	$124,169	−$100,131	$1,042
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	863	$29,176	$77,583	−$146,717	$729
NAICS 721 Accommodation NAICS 721	844	$29,582	$79,095	−$145,205	$740
NAICS 441 Motor vehicle and parts dealers NAICS 441	724	$59,357	$189,927	−$34,373	$1,484
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	679	$58,022	$184,958	−$39,342	$1,451
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	679	$25,983	$65,698	−$158,602	$650
NAICS 812 Personal and laundry services NAICS 812	637	$28,442	$74,851	−$149,449	$711
NAICS 457 Gasoline stations and fuel dealers NAICS 457	550	$29,584	$79,102	−$145,198	$740
NAICS 524 Insurance carriers and related activities NAICS 524	550	$95,746	$325,380	+$101,080	$2,394
NAICS 811 Repair and maintenance NAICS 811	492	$50,246	$156,013	−$68,287	$1,256
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	488	$26,876	$69,022	−$155,278	$672
NAICS 236 Construction of buildings NAICS 236	477	$57,357	$182,483	−$41,817	$1,434
NAICS 531 Real estate NAICS 531	348	$48,635	$150,016	−$74,284	$1,216
NAICS 323 Printing and related support activities NAICS 323	334	$54,637	$172,358	−$51,942	$1,366
NAICS 237 Heavy and civil engineering construction NAICS 237	321	$134,936	$471,258	+$246,958	$3,373
NAICS 322 Paper manufacturing NAICS 322	303	$87,690	$295,392	+$71,092	$2,192
NAICS 311 Food manufacturing NAICS 311	295	$41,807	$124,600	−$99,700	$1,045
NAICS 456 Health and personal care retailers NAICS 456	288	$47,151	$144,493	−$79,807	$1,179
NAICS 491 Postal service NAICS 491	256	$59,350	$189,901	−$34,399	$1,484
NAICS 326 Plastics and rubber products manufacturing NAICS 326	233	$79,362	$264,393	+$40,093	$1,984
NAICS 339 Miscellaneous manufacturing NAICS 339	221	$55,835	$176,817	−$47,483	$1,396
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	216	$42,883	$128,606	−$95,694	$1,072
NAICS 488 Support activities for transportation NAICS 488	214	$42,603	$127,563	−$96,737	$1,065
NAICS 999 Unclassified NAICS 999	171	$50,913	$158,496	−$65,804	$1,273
NAICS 337 Furniture and related product manufacturing NAICS 337	164	$52,115	$162,970	−$61,330	$1,303
NAICS 484 Truck transportation NAICS 484	159	$64,712	$209,861	−$14,439	$1,618
NAICS 513 Publishing industries NAICS 513	159	$70,283	$230,598	+$6,298	$1,757
NAICS 325 Chemical manufacturing NAICS 325	157	$60,322	$193,519	−$30,781	$1,508
NAICS 562 Waste management and remediation services NAICS 562	140	$64,290	$208,290	−$16,010	$1,607
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	131	$31,533	$86,357	−$137,943	$788
NAICS 922 Justice, public order, and safety activities NAICS 922	121	$83,387	$279,375	+$55,075	$2,085
NAICS 551 Management of companies and enterprises NAICS 551	119	$109,846	$377,865	+$153,565	$2,746
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	111	$28,101	$73,582	−$150,718	$703
NAICS 493 Warehousing and storage NAICS 493	109	$78,871	$262,565	+$38,265	$1,972
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	92	$65,632	$213,285	−$11,015	$1,641
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	87	$22,004	$50,887	−$173,413	$550
NAICS 814 Private households NAICS 814	78	$21,321	$48,344	−$175,956	$533
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	76	$32,118	$88,535	−$135,765	$803
NAICS 926 Administration of economic programs NAICS 926	75	$77,992	$259,293	+$34,993	$1,950
NAICS 517 Telecommunications NAICS 517	60	$80,185	$267,456	+$43,156	$2,005
NAICS 512 Motion picture and sound recording industries NAICS 512	56	$42,853	$128,494	−$95,806	$1,071
NAICS 924 Administration of environmental quality programs NAICS 924	46	$65,261	$211,904	−$12,396	$1,632
NAICS 425 Wholesale trade agents and brokers NAICS 425	35	$102,869	$351,894	+$127,594	$2,572
NAICS 485 Transit and ground passenger transportation NAICS 485	33	$27,523	$71,430	−$152,870	$688
NAICS 321 Wood product manufacturing NAICS 321	30	$50,321	$156,292	−$68,008	$1,258
NAICS 923 Administration of human resource programs NAICS 923	20	$90,608	$306,254	+$81,954	$2,265
NAICS 314 Textile product mills NAICS 314	20	$53,258	$167,225	−$57,075	$1,331

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,670	(530)	(24%)	$14.31	$29,770	$79,795	$744
Childcare Workers SOC 39-9011	230	70	44%	$14.71	$30,590	$82,847	$765
Cashiers SOC 41-2011	1,610	(400)	(20%)	$14.86	$30,910	$84,038	$773
Janitors and Cleaners SOC 37-2011	1,020	130	15%	$17.20	$35,780	$102,166	$895
Retail Salespersons SOC 41-2031	1,590	(220)	(12%)	$17.24	$35,860	$102,464	$897
Tellers SOC 43-3071	280	10	4%	$19.70	$40,980	$121,522	$1,025
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	590	(120)	(17%)	$20.05	$41,710	$124,239	$1,043
Waiters and Waitresses SOC 35-3031	1,390	40	3%	$21.14	$43,960	$132,615	$1,099
Office Clerks, General SOC 43-9061	1,040	(230)	(18%)	$21.14	$43,970	$132,652	$1,099
Maintenance and Repair Workers, General SOC 49-9071	530	(300)	(36%)	$22.61	$47,020	$144,005	$1,176
Construction Laborers SOC 47-2061	290	120	71%	$23.26	$48,370	$149,030	$1,209
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	640	220	52%	$24.85	$51,680	$161,351	$1,292
Firefighters SOC 33-2011	110	(30)	(21%)	$26.94	$56,040	$177,580	$1,401
Carpenters SOC 47-2031	180	(50)	(22%)	$27.16	$56,480	$179,218	$1,412
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	90	—	—	$30.39	$63,220	$204,307	$1,581
Elementary School Teachers, Except Special Education SOC 25-2021	750	180	32%	—	$65,030	$211,044	$1,626
Police and Sheriff's Patrol Officers SOC 33-3051	360	0	0%	$31.43	$65,380	$212,347	$1,635
Electricians SOC 47-2111	240	10	4%	$34.01	$70,740	$232,299	$1,769

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 26021 · pulled from Full Housing Data Table.xlsx.