Rental numbers for Berrien County, MI
The typical home here runs -$939 a month at 7.78% with 25% down, breaking even at about 0.0%. 0 of 4 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 6.6%.
- Gross yield
- 5.8%
- typical home, Zillow
- Median ZIP yield
- 6.6%
- 4 ZIPs with full data
- Cash flow
- -$939/mo
- at 7.78%, 25% down
- Typical price
- $284,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $1,370/mo
- Zillow ZORI, Aug 2026
ZIP codes in Berrien County
20 with published figures
| 49120Niles | $216,000 | $1,376 | 7.7% | 4.0% | -$436 | n/a |
| 49022Benton Harbor | $163,000 | $1,037 | 7.6% | 3.8% | -$362 | n/a |
| 49098Watervliet | $241,000 | $1,400* | 7.0% | 3.3% | -$645 | n/a |
| 49126Sodus | $229,000 | $1,230* | 6.5% | 2.6% | -$734 | n/a |
| 49113Galien | $249,000 | $1,150* | 5.5% | 2.4% | -$836 | n/a |
| 49085Saint Joseph | $342,000 | $1,574 | 5.5% | 2.2% | -$1,211 | +2.8% |
| 49038Coloma | $256,000 | $1,140* | 5.3% | 2.2% | -$913 | n/a |
| 49107Buchanan | $246,000 | $1,070* | 5.2% | 1.9% | -$926 | n/a |
| 49111Eau Claire | $266,000 | $1,150* | 5.2% | 2.1% | -$976 | n/a |
| 49102Berrien Center | $303,000 | $1,290* | 5.1% | 2.1% | -$1,111 | n/a |
| 49127Stevensville | $340,000 | $1,400 | 4.9% | 1.8% | -$1,317 | n/a |
| 49106Bridgman | $353,000 | $1,380* | 4.7% | 1.6% | -$1,418 | n/a |
| 49101Baroda | $340,000 | $1,260* | 4.4% | 1.1% | -$1,533 | n/a |
| 49103Oronoko | $309,000 | $1,140* | 4.4% | 1.4% | -$1,298 | n/a |
| 49128Three Oaks | $369,000 | $1,240* | 4.0% | 1.2% | -$1,609 | n/a |
| 49125Sawyer | $477,000 | $1,040* | 2.6% | 0.2% | -$2,497 | n/a |
| 49117New Buffalo | $677,000 | $1,040* | 1.8% | -0.4% | -$3,865 | n/a |
| 49129Union Pier | $803,000 | $1,040* | 1.6% | -0.4% | -$4,565 | n/a |
| 49116Lakeside | $993,000 | $1,190* | 1.4% | -1.0% | -$6,144 | n/a |
| 49115Harbert | $898,000 | $1,060* | 1.4% | -1.0% | -$5,583 | n/a |
* HUD Fair Market Rent, 2 bedroom, where Zillow publishes no rent index. Conservative.
Trends
Five years to August 2026
- Price, 12 months
- +7.3%
- Rent, 12 months
- +4.1%
- Rent minus price growth
- -3.2 pts
- Property tax
- 1.08%
- effective rate, ACS 2024
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $220,505 | $1,005 |
| Aug 2022 | $247,769 | $1,139 |
| Aug 2023 | $252,966 | $1,176 |
| Aug 2024 | $262,765 | $1,238 |
| Aug 2025 | $264,804 | $1,316 |
| Aug 2026 | $284,228 | $1,370 |
HUD Fair Market Rent
FY2027, Niles, MI MSA
| Bedrooms | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| Fair Market Rent | $802 | $887 | $1,152 | $1,512 | $1,514 |
The 40th percentile gross rent for a standard unit, set by HUD each October and used for Section 8 payment standards. It runs below market rent; Zillow's index is shown above where it exists.
Supply
- Permits per 1,000 households
- 5.3
- 337 units, last 12 months
- National percentile
- 50th
- among US counties
Tools
Test a listing in Berrien County against today's rate.
Open the calculatorPart of the Niles, MI metro.
Questions
- Is Berrien County good for rental property?
- The typical home here runs -$939 a month at 7.78% with 25% down, breaking even at about 0.0%. 0 of 4 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 6.6%. The figures use a typical home, 7.78% with 25% down and default costs shown on each ZIP page. They describe the market, not any one property.
- What is the property tax rate in Berrien County?
- About 1.08% of value, from Census ACS median taxes paid over median home value. On a $284,000 home that is about $3,078 a year.
- What is Fair Market Rent in Berrien County?
- HUD's FY2027 Fair Market Rent here is $887 for a 1-bedroom, $1,152 for a 2-bedroom and $1,512 for a 3-bedroom. Typical cash flow at today's rate is -$939 a month.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- HUD Fair Market Rents by county, FY2027
US Department of Housing and Urban Development. Read: FY2027.
County rent by bedroom count on county pages.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.