Benton Harbor, MI 49022 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

Benton Harbor, MI—49022

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$150,000

1.9% YoY Growth

Household Income

$39,900

25.0% YoY Growth

Days on Market

29.0% Shorter YoY

Home Price Forecast

3.2%

Median Rent

$1,050

12.3% YoY Growth

1-Bed Rent

$809

12.5% YoY Growth

2-Bed Rent

$1,000

13.0% YoY Growth

3-Bed Rent

$981

13.8% YoY Growth

Home Price Trends — Benton Harbor, MI

As of Dec '25, the median home price in Benton Harbor, MI is $150,000, with a year-over-year change of -1.9%. This indicates that home prices in Benton Harbor, MI are decreasing. According to Zillow, the 1-year price projection is 3.2%, suggesting an increase housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$150,000	-1.9%
Single Family	$152,000	0.0%
Condos	N/A	N/A

Cost per Home Size

Home Size	Median Home Value	YoY % Change
1 Bed

Rental Trends — Benton Harbor, MI

As of July '25, Rentcast reports the average rent in Benton Harbor, MI is $1,460, with a year-over-year rent change of 12.3%. Per bedroom, the median rent as of July '25 in Benton Harbor, MI is 1-bedrooms: $809, 2-bedrooms: $1,000, 3-bedrooms: $1,400, 4-bedrooms: $2,140. The most common rental property sizes in Benton Harbor, MI are 2-bedroom and 3-bedroom, accounting for 35.8% and 28.3% of the rental stock.

Type	Median Rent	Average Rent
Average Rent	$1,050	$1,460
Studio Rent	N/A	N/A
1 Bed Rent	$809	$809
2 Bed Rent	$1,000	$1,000
3 Bed Rent	$981	$1,400
4 Bed Rent	$1,880	$2,140

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% of Rental Stock

Studio

2.7%

1 Bedroom

22.6%

2 Bedrooms

35.8%

3 Bedrooms

28.3%

4 Bedrooms

9.9%

5+ Bedrooms

0.7%

Property Listings — Benton Harbor, MI

As of Dec '25, Realtor.com reports that the median days on market for a home in Benton Harbor, MI is 50. This is a decrease of -24.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 25.0%, representing a small inventory and little supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$172,000	-3.0%
Listing Count	94	11.0%
Listings as % of Homes	0.5%	11.0%
Days on Market	45	-29.0%

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Demographics — Benton Harbor, MI

As of the latest ACS Survey released in 2023, Benton Harbor, MI has a population of 29,800, which has decreased by -4.4% over the past 5 years. Benton Harbor, MI is a popular place for families, as children make up 26.4% of the population. The area has a poorly educated workforce, with 18.0% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 7.9% reporting working from home.

Metric	Latest Census	YoY % Change
Population	29,800	-4.4%
% Under 18	26.4%	1.9%
% Seniors	15.3%	-1.3%
% WFH	7.9%	243.5%
% w/ College Degree	18.0%	38.5%

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As of the latest ACS Survey released in 2023, Benton Harbor, MI is a predominantly black area, with 50.5% of the population identifying as black. The black population has shrunk by 2.9% in the last 5 years. The second most common race or ethnicity in Benton Harbor, MI is white, making up 36.6% of the population. Foreign-born residents account for 2.8% of the population in Benton Harbor, MI, and this percentage has decreased by 12.5% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.

Race and Ethnicity

Metric	Latest Census	5-Year % Change
% White	36.6%	-2.4%
% Black	50.5%	-2.9%
% Hispanic	6.8%	-9.3%
% Asian	0.5%	25.0%
% Foreign Born	2.8%	-12.5%

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Mortgage and Risk — Benton Harbor, MI

According to HUD data as of 2023, there were 416 mortgage originations in Benton Harbor, MI, of which 83.0% of loans were conventional mortgages. The average loan-to-value was 59.0%, with 26.0% above 90% LTV (very high). This implies large mortgage risk in Benton Harbor, MI. Investor activity is low, as 2.0% of loans were by investors. 14.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.

Mortgages

Metric	Zip Code Average
Total Loan Originations	416
% Conventional Loans	83.0%
% Government Loans	17.0%
% Investor Loans	2.0%
% Second Loans	3.0%
% Cash Out Refinance	14.0%

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Rentals and Section 8 — Benton Harbor, MI

As of 2024, the percent of homes in Benton Harbor, MI under the Section 8 program is 24.6%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 2-bedroom and 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Benton Harbor, MI, because HUD payments exceed market rent, while 1-bedroom and 4-bedroom units do not.

Section 8 Market Size

Total Units under HUD	2,049
Total Units Section 8	1,289
% Rentals under Section 8	24.6%
% Occupied Section 8	87.1%

Section 8 Opportunity

Home Size	HUD Premium	Market Rent	Max HUD Rent
1 Bedroom	-$39	$809	$770
2 Bedroom	$10	$1,000	$1,010
3 Bedroom	$319	$981	$1,300
4 Bedroom	-$540	$1,880	$1,340

Benton Harbor, MI—49022

Key Metrics at a Glance

Home Price Trends — Benton Harbor, MI

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Benton Harbor, MI

% of Rental Stock

Property Listings — Benton Harbor, MI

Demographics — Benton Harbor, MI

Race and Ethnicity

Mortgage and Risk — Benton Harbor, MI

Mortgages

Rentals and Section 8 — Benton Harbor, MI

Section 8 Market Size

Section 8 Opportunity

Affordability — Benton Harbor, MI

Home Price to Income Ratio

Benton Harbor, MI — ZIP Code Boundary Map

Nearby ZIP Codes

Sodus, MI

Coloma, MI

Saint Joseph, MI

Eau Claire, MI

Watervliet, MI

Frequently Asked Questions

Metric	Zip Code Average
Home Price to Income Ratio	3.7
Median Home Price	$150,000
Median Household Income	$39,900

Benton Harbor, MI—49022

Key Metrics at a Glance

Home Price Trends — Benton Harbor, MI

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Benton Harbor, MI

% of Rental Stock

Property Listings — Benton Harbor, MI

Demographics — Benton Harbor, MI

Race and Ethnicity

Mortgage and Risk — Benton Harbor, MI

Mortgages

Rentals and Section 8 — Benton Harbor, MI

Section 8 Market Size

Section 8 Opportunity

Affordability — Benton Harbor, MI

Home Price to Income Ratio

Benton Harbor, MI — ZIP Code Boundary Map

Nearby ZIP Codes

Sodus, MI

Coloma, MI

Saint Joseph, MI

Eau Claire, MI

Watervliet, MI

Frequently Asked Questions

What is the average home price in Benton Harbor, MI 49022?

How have home prices in Benton Harbor, MI 49022 changed over the past year?

What is the home price projection for Benton Harbor, MI 49022?

What are the demographics of Benton Harbor, MI 49022?

How long does it take homes to sell in Benton Harbor, MI 49022?

What is the average rent price in Benton Harbor, MI 49022?