1st Advantage MortgageIn Cass County, Michigan, the typical household earns $70,443 a year and the typical rent is $916. Those figures describe the county, not you: compare at least three written offers by APR and total cost, and confirm the lender's license before you apply.
On this page
- Cass County, MI: the basics
- How much Cass County households make
- Work, industries and travel time in Cass County
- Renting and owning in Cass County
- Neighboring counties at a glance
- Towns and communities in Cass County
- Cass County residents: age, schooling, coverage
- Local borrowing considerations for Cass County
- What a median Cass County budget can carry
- Licensing and complaints for Cass County
- Checklist for Cass County applicants
- More guides for Cass County
- Frequently asked questions
Cass County, MI: the basics
The latest five-year Census estimate puts Cass County's population at 51,520; only 34 of Michigan's 83 county-level areas are larger. It covers 490 square miles of land, or about 105 people per square mile. The federal metro definitions (OMB, July 2023) place it in the South Bend-Mishawaka, IN-MI metropolitan area. Of the 6 Census places inside Cass County, Niles leads by population with about 11,803; 6 of the 6 are incorporated.
How much Cass County households make
The median household income in Cass County is $70,443; statewide it is $72,875, so Cass County runs 3% below Michigan as a whole. In the state ranking that is 24th of 83.
| Yearly household income | Cass County | Gap to Michigan |
|---|---|---|
| Under $35,000 | 23.2% | +0.1 pts |
| $35,000 to $99,999 | 44.2% | +2.7 pts |
| $100,000 to $199,999 | 24.0% | -1.9 pts |
| $200,000 or more | 8.6% | -0.9 pts |
About 23% of households earn under $35,000, while 33% clear $100,000. The poverty rate is 11.9%, 1 point lower than the state's 13.2%. The Gini index of income inequality is 0.463 (0 is perfect equality). None of these numbers decides a Cass County application. Lenders weigh your own documented income against your own debts.
Work, industries and travel time in Cass County
By the Census industry count, 24% of employed Cass County residents work in manufacturing and 21% in education and health care. The sharpest difference from the state is in manufacturing, at 24% locally and 18% for Michigan. ACS puts five-year average unemployment at 5.0% in Cass County. About 77% drive to work alone and 11% have trips of 45 minutes or more. 5.1% of households have no vehicle.
| Sector | Cass County | Compared with Michigan |
|---|---|---|
| Manufacturing | 23.5% | +5.3 pts |
| Education and health care | 21.4% | -1.9 pts |
| Retail trade | 10.0% | -0.8 pts |
| Construction | 8.8% | +2.9 pts |
| Professional and administrative services | 8.5% | -1.8 pts |
| Arts, lodging and food service | 6.8% | -1.7 pts |
Shorter commutes usually mean lower vehicle costs, which can leave more room for a payment, or for paying a loan off early.
Renting and owning in Cass County
Renters in Cass County pay a median of $916 a month, 19% below the Michigan figure of $1,129. 46% of renting households spend 30% or more of income on rent, and 19% spend half or more. With a median value of $218,000, a typical Cass County house costs 3.1 times what the median household earns in a year. The ownership rate is 82%.
| Measure | Cass County | Michigan | Median U.S. county |
|---|---|---|---|
| Median gross rent | $916/mo | $1,129/mo | $877/mo |
| Median home value | $218,000 | $231,600 | $185,300 |
| Owners | 82% | 73% | 75% |
| Rent-burdened renters | 46% | 50% | 45% |
| Burdened owners | 23% | 23% | n/a |
| Mobile homes | 7.7% | 5.0% | n/a |
Because most Cass County households own, home repairs are a frequent reason to borrow. An unsecured personal loan leaves the house out of the deal, while a HELOC uses it as collateral.
Neighboring counties at a glance
The six counties whose centers lie closest to Cass County's, from 23 to 35 miles away. Income ranges from $66,425 in St. Joseph County to $84,487 in LaGrange County; 2 of these neighbors top Cass County's median. The list crosses into Indiana, where different lending rules and regulators apply.
| County | Miles | Median household income | Median rent | Homeownership |
|---|---|---|---|---|
| Cass County | - | $70,443 | $916/mo | 82% |
| Elkhart County, IN | 23 mi | $68,561 | $1,047/mo | 72% |
| St. Joseph County, MI | 25 mi | $66,425 | $849/mo | 76% |
| St. Joseph County, IN | 25 mi | $66,868 | $1,062/mo | 69% |
| Van Buren County, MI | 30 mi | $68,114 | $870/mo | 81% |
| Kalamazoo County, MI | 33 mi | $72,532 | $1,093/mo | 65% |
| LaGrange County, IN | 35 mi | $84,487 | $839/mo | 83% |
Towns and communities in Cass County
The table lists the 6 largest of 6 Census places in Cass County, by population. Together all 6 hold about 22,319 people, so roughly 57% of residents live outside any named place. Among places of 500 or more people, median income runs from $40,781 in Cassopolis to $52,917 in Marcellus. Rent is cheapest in Marcellus ($811) and steepest in Edwardsburg ($950). None of the 6 has its own city guide, so this page covers all of them.
| Community | Type | Residents | Household income (median) | Rent (median) | Distance |
|---|---|---|---|---|---|
| Niles | city | 11,803 | $51,376 | $855 | 14 mi |
| Dowagiac | city | 5,732 | $48,166 | $840 | 7 mi |
| Cassopolis | village | 1,834 | $40,781 | $823 | 1 mi |
| Edwardsburg | village | 1,472 | $52,500 | $950 | 9 mi |
| Marcellus | village | 1,112 | $52,917 | $811 | 12 mi |
| Vandalia | village | 366 | $70,268 | $1,217 | 4 mi |
Cass County residents: age, schooling, coverage
22% of Cass County adults 25 and older hold a bachelor's degree or more. The uninsured rate is 6.9%, against 4.9% for Michigan.
| Measure | Cass County | Michigan statewide | Typical U.S. county |
|---|---|---|---|
| Median age | 45.5 | 40.2 | 41.5 |
| Bachelor's or higher | 21.8% | 32.4% | 22.2% |
| No high school diploma | 10.0% | 7.9% | n/a |
| No health insurance | 6.9% | 4.9% | 7.8% |
| No vehicle | 5.1% | 7.0% | 5.4% |
| Work from home | 7.8% | 13.5% | 8.7% |
| Poverty rate | 11.9% | 13.2% | 13.2% |
| Unemployment (ACS) | 5.0% | 5.7% | 4.4% |
| Commute length | Cass County |
|---|---|
| Under 15 min | 25.4% |
| 15 to 29 min | 40.3% |
| 30 to 44 min | 23.0% |
| 45 to 59 min | 6.8% |
| 60+ min | 4.5% |
Local borrowing considerations for Cass County
A few patterns in the Cass County data, and the practical point behind each:
- Benefit income. With half of residents older than 46, lenders often see pension and Social Security income, which counts like wages.
- 46% rent-burdened. A payment on top of high rent needs a cushion; size it with the calculator.
- Getting ready. Gather pay stubs or benefit letters before you apply (checklist).
What a median Cass County budget can carry
The debt-to-income ratio is the main affordability test lenders use. Applied to Cass County's medians:
- Monthly gross at the median, Cass County: $5,870
- Housing at the median rent of $916 uses 16%
- 43% debt-to-income limit: $1,608 left for all other debt payments
If your rent is above $916, the room shrinks dollar for dollar.
Licensing and complaints for Cass County
Consumer lenders serving Cass County are licensed by the state, not the county; in Michigan that is the Michigan Department of Insurance and Financial Services. Federal complaints: consumerfinance.gov. See the Michigan state guide for the statewide picture.
Checklist for Cass County applicants
Four checks before you sign anything:
- Write down what the expense costs; a smaller loan costs less.
- Compare the total repaid on every offer, not just the payment.
- Check the license, then the reviews, then the offer.
- Lock paid-off cards after consolidating so balances stay at zero.
More guides for Cass County
For statewide rules and data, see the Michigan guide.
Frequently asked questions
What does a typical Cass County household make?
About $70,443 a year at the median (ACS 2020-24), 3% below the Michigan median.
What do renters pay in Cass County?
$916 a month at the median, about 16% of median household income.
Should Cass County homeowners use home equity instead?
Maybe, but weigh the risk: 82% of Cass County homes are owner-occupied, and a home-equity loan or line is secured by the house while a personal loan usually is not.
Which towns does the Cass County guide cover?
Every community in the county, unincorporated areas included. The largest of its 6 Census places: Niles, Dowagiac, Cassopolis, Edwardsburg, Marcellus.
Will a Cass County address affect my match?
Beyond confirming Michigan as your state, no. Your answers about amount, credit, income and payments are all that count.