Housing Market Report
Berrien County, MI
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$262,443
▲ 3.4% year-over-year
Days to Pending
28 days
Homes For Sale
480
Avg Rent/Month
$1,247
▲ 4.1% year-over-year
The Berrien County, MI housing market is continuing to appreciate. The average home value is $262,443, up 3.4% year-over-year as of February 2026. Homes are spending a median of 28 days on the market before going pending. 0.2% of active listings have had a price cut.
Berrien County leans toward a seller's market, with 0.2% of homes selling above list price and 0.7% selling below. There are currently 480 homes for sale in the county, with 106 new listings hitting the market each month. The median sale-to-list ratio is 97.0%, indicating buyers have negotiating leverage.
The average asking rent in Berrien County is $1,247 per month, up 4.1% year-over-year. For investors, the gross rent multiplier on a median-priced home is approximately 17.5, indicating moderate cash flow potential.
For homebuyers, the estimated monthly mortgage payment on a median-priced home in Berrien County with 10% down is $1,629. That is $381 more per month than the average rent, making renting the more affordable short-term option. Homes are selling 29.9% below asking price on average, giving buyers room to negotiate.
Bottom-tier homes (under the 33rd percentile) are currently valued at $145,201, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Berrien County Housing Market at a Glance
Key metrics for Berrien County as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $258,620 | $260,436 | $262,443 | ▲ 1.5% |
| Single Family Value | $255,808 | $257,611 | $259,602 | ▲ 1.5% |
| Median List Price | $351,300 | $337,667 | $321,333 | ▼ 8.5% |
| Avg Rent/Month | $1,242 | $1,242 | $1,247 | ▲ 0.4% |
| Homes For Sale | 590 | 538 | 480 | ▼ 18.6% |
| New Listings | 166 | 133 | 106 | ▼ 36.1% |
| % Listings w/ Price Cut | 0.3% | 0.2% | 0.2% | ▼ 28.0% |
Home Values
Berrien County Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Berrien County
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $271,366 in Berrien County. 1-bedroom units start at $163,091.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 1 Bedroom | $163,091 | ▲ 0.4% | ▲ 2.3% |
| 2 Bedrooms | $209,751 | ▲ 0.5% | ▲ 2.7% |
| 3 Bedrooms | $271,366 | ▲ 0.6% | ▲ 3.2% |
| 4 Bedrooms | $381,988 | ▲ 0.7% | ▲ 3.3% |
| 5+ Bedrooms | $526,023 | ▲ 0.7% | ▲ 3.4% |
The table above reflects average home values and rent in Berrien County, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Berrien County, bottom-tier homes are valued at $145,201.
Bottom Tier
Under 33rd percentile
$145,201
▲ 2.0% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$262,443
▲ 3.4% YoY
Typical buyer range
Top Tier
Over 67th percentile
$502,843
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Berrien County.
Homes For Sale
480
106 new/month
% Sold Below List
0.7%
0.2% sold above
% Listings w/ Price Cut
0.2%
$10,000 median cut
Median Days to Close
34 days
28 days to pending
Median List Price
$321,333
Median Sale Price
$225,250
97.0% sale-to-list
Affordability
Monthly Cost to Own in Berrien County
Estimated mortgage payments on the median-priced home at current rates. Compare against the average rent of $1,247/month to evaluate buy vs. rent.
| Down Payment | Est. Monthly Payment |
|---|---|
| 5% down | $2,191/mo |
| 10% down | $2,101/mo |
| 20% down | $1,745/mo |
Avg rent in this market: $1,247/month · Mortgage estimates based on Zillow data at prevailing rates
Rental Market
Rent Trends in Berrien County
Zillow Observed Rent Index (ZORI) tracks typical asking rent, controlling for quality mix. Rent in Berrien County is up 4.1% compared to last year. At current prices, the price-to-rent ratio is 17.5x annual rent.
Avg Asking Rent
$1,247
Year-over-Year
+4.1%
▲ 4.1%
Month-over-Month
+0.4%
▲ 0.4%
Price-to-Rent Ratio
17.5x
Rent trend (ZORI)
Source: Zillow Research ZHVI / ZORI · Updated monthly
Metro Context
Berrien County vs. Niles
How Berrien County compares to the broader Niles metropolitan area.
| Metric | Berrien County | Metro Avg |
|---|---|---|
| Avg Home Value | $262,443 | $262,442 |
| Days to Pending | 28 days | -- |
| % Sold Below List | 0.7% | 0.7% |
| Avg Rent/Month | $1,247 | $1,247 |
Nearby Markets
Other Counties in MI
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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