1st Advantage MortgageAbout 77% of Douglas County homes are owner-occupied, and the median household income is $86,442. A loan makes sense only if its total cost beats your alternatives and the payment fits your budget. Check the lender's South Dakota license first.
On this page
- Getting oriented in Douglas County
- Jobs and commutes in Douglas County
- What Douglas County households earn
- Douglas County housing compared with South Dakota
- Towns and communities in Douglas County
- Regional comparison for Douglas County
- More Douglas County figures
- Before borrowing in Douglas County
- What a median Douglas County budget can carry
- South Dakota rules that apply in Douglas County
- Four steps for Douglas County borrowers
- More guides for Douglas County
- Frequently asked questions
Getting oriented in Douglas County
Douglas County is home to about 2,828 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 49th most populous of 66 county-level areas in South Dakota. It covers 432 square miles of land, or about 7 people per square mile. No metropolitan area includes Douglas County in the 2023 federal delineation, so its numbers stand on their own rather than as part of a metro. The Census Bureau counts 6 places in the county (3 incorporated, 3 census-designated); the largest is Corsica, with about 699 residents, or 25% of the county. With so few households sampled, Douglas County estimates can move a lot between releases.
Jobs and commutes in Douglas County
By the Census industry count, 23% of employed Douglas County residents work in education and health care and 22% in agriculture, forestry and mining. Agriculture, forestry and mining stands out: 22% of workers here, versus 6% statewide. Averaged over the five survey years, 0.5% of the labor force was out of work and looking. Long commutes are the exception here: 10% of workers spend 45 minutes or longer getting to work. Households without a car make up 2.0% of the total (5.2% statewide).
| Top industries | Douglas County share | +/- vs South Dakota |
|---|---|---|
| Education and health care | 23.4% | -1.5 pts |
| Agriculture, forestry and mining | 22.0% | +15.6 pts |
| Construction | 10.6% | +2.9 pts |
| Retail trade | 10.5% | -1.1 pts |
| Public administration | 7.5% | +2.5 pts |
| Arts, lodging and food service | 6.4% | -2.0 pts |
If your hours swing with the season or with overtime, size a loan payment against your base pay, not your best month.
What Douglas County households earn
Half of Douglas County households take in less than $86,442 a year and half take in more, 15% above the South Dakota median of $75,081. Only 4 South Dakota counties post a higher median.
| Households earning | Douglas County | +/- vs South Dakota |
|---|---|---|
| Under $35,000 | 22.4% | +1.4 pts |
| $35,000 to $99,999 | 34.6% | -9.0 pts |
| $100,000 to $199,999 | 33.0% | +5.7 pts |
| $200,000 or more | 9.9% | +1.8 pts |
Some 22% of households here live on less than $35,000 a year; 43% have six-figure incomes. Census counts 11.0% of Douglas County residents in poverty, against 11.9% across South Dakota. The Gini index of income inequality is 0.455 (0 is perfect equality). For a borrower in Douglas County, the county median is only context: a lender looks at the income you can document, so pay stubs, benefit letters or tax returns matter more than any average.
Douglas County housing compared with South Dakota
Median gross rent, utilities included, comes to $877 in Douglas County versus $946 statewide. 33% of renting households spend 30% or more of income on rent, and 15% spend half or more. The median owner-occupied home is valued at $166,900, about 1.9 times the median household income. The ownership rate is 77%.
| Housing | Douglas County | South Dakota statewide | Typical U.S. county |
|---|---|---|---|
| Median gross rent | $877/mo | $946/mo | $877/mo |
| Median home value | $166,900 | $257,400 | $185,300 |
| Owners | 77% | 69% | 75% |
| Rent-burdened renters | 33% | 40% | 45% |
| Burdened owners | 18% | 23% | n/a |
| Mobile homes | 3.1% | 7.2% | n/a |
| Vacant units | 15% | 11% | n/a |
In an owner-heavy county like Douglas County, many borrowers can also choose a home equity loan or line of credit. Those can price lower but put the house on the line, so compare the two in writing; our personal loan vs. HELOC guide walks through it.
Towns and communities in Douglas County
6 Census places fall mainly inside Douglas County; the 6 biggest are below. They account for 1,561 residents, leaving about 45% of the county in unincorporated, unnamed areas. Live in one of these Douglas County communities, or between them? This is your local guide.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Corsica | city | 699 | $59,250 | $805 | 3 mi |
| Armour | city | 675 | $81,917 | $825 | 5 mi |
| Delmont | city | 183 | $42,000 | n/a | 13 mi |
| New Holland | CDP | 4 | n/a | n/a | 13 mi |
| Greenwood Colony | CDP | 0 | n/a | n/a | 16 mi |
| Harrison | CDP | 0 | n/a | n/a | 9 mi |
Regional comparison for Douglas County
Charles Mix County is closest, 17 miles from center to center; the sixth, Bon Homme County, is 37 miles off. Income ranges from $64,038 in Charles Mix County to $81,071 in Hanson County; none of these neighbors top Douglas County's median.
| County | Distance | Median income | Median rent | Owners |
|---|---|---|---|---|
| Douglas County | - | $86,442 | $877/mo | 77% |
| Charles Mix County, SD | 17 mi | $64,038 | $704/mo | 72% |
| Davison County, SD | 22 mi | $66,208 | $847/mo | 61% |
| Aurora County, SD | 26 mi | $72,885 | $747/mo | 73% |
| Hutchinson County, SD | 31 mi | $73,977 | $727/mo | 77% |
| Hanson County, SD | 35 mi | $81,071 | $782/mo | 89% |
| Bon Homme County, SD | 37 mi | $64,435 | $646/mo | 80% |
More Douglas County figures
College graduates make up 25% of the adult population. About 16% go without health insurance.
| Douglas County | South Dakota | U.S. county median | |
|---|---|---|---|
| Median age | 42.0 | 38.0 | 41.5 |
| Bachelor's or higher | 24.9% | 31.9% | 22.2% |
| No high school diploma | 9.4% | 6.8% | n/a |
| No health insurance | 16.0% | 9.0% | 7.8% |
| No vehicle | 2.0% | 5.2% | 5.4% |
| Work from home | 7.1% | 9.7% | 8.7% |
| Poverty rate | 11.0% | 11.9% | 13.2% |
| Unemployment (ACS) | 0.5% | 2.9% | 4.4% |
| One-way commute | Share of Douglas County workers |
|---|---|
| Under 15 min | 50.7% |
| 15 to 29 min | 23.4% |
| 30 to 44 min | 16.5% |
| 45 to 59 min | 4.5% |
| 60+ min | 5.1% |
Before borrowing in Douglas County
What the Douglas County figures suggest, and what to check first:
- Medical bills. 16% of Douglas County residents are uninsured. Before borrowing for care, ask the provider about financial assistance and payment plans.
- Higher earners. 43% of households clear $100,000; shop at least three lenders and pick the shortest term.
- Know your credit. Review all three bureau reports for free (AnnualCreditReport.com).
What a median Douglas County budget can carry
Lenders compare monthly debt payments with gross monthly income, the debt-to-income ratio. For a Douglas County household at the medians it works out like this; treat it as an illustration only.
- Start: $7,204 gross per month ($86,442 / 12)
- 12% goes to median rent ($877)
- $2,221: what a 43% ratio leaves once rent is paid
Lenders set their own limits and look beyond the ratio. The DTI calculator uses your figures instead of Douglas County's.
South Dakota rules that apply in Douglas County
Licensing happens at the state level, so a lender working with Douglas County borrowers answers to the South Dakota Division of Banking. The Consumer Financial Protection Bureau accepts complaints nationwide. More on South Dakota: South Dakota personal loans.
Four steps for Douglas County borrowers
Four checks before you sign anything:
- Price the Douglas County expense first and borrow that amount, no more.
- Compare the total repaid on every offer, not just the payment.
- Check the license, then the reviews, then the offer.
- Pick the shortest term whose payment still fits.
More guides for Douglas County
The South Dakota guide covers the whole state.
Frequently asked questions
Is Douglas County a high-income county?
Its $86,442 median ranks 5th of 66 South Dakota counties and compares with $65,681 for the median U.S. county.
How does Douglas County rent compare with South Dakota?
$877 locally versus $946 for the state, 7% below.
Does this page cover Corsica?
Yes, along with the other 5 Census places in Douglas County, such as Armour, Delmont, New Holland.
Does living in Douglas County change what I qualify for?
Not in our fit check, which uses only the amount, credit range, income and payments you enter, the same for a Douglas County resident as anyone. Lenders decide under fair-lending law.
Is there a Douglas County office that licenses lenders?
No, licensing is statewide. In South Dakota it is the South Dakota Division of Banking.