1st Advantage MortgageMedian rent in Eaton County is $1,092 a month against a median household income of $79,597, about 16% of income (ACS 2020-24). Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- 109,130 residents: Eaton County basics
- Income in Eaton County compared with Michigan
- Employment and commuting in Eaton County
- Eaton County at the extremes
- Renting and owning in Eaton County
- Places inside Eaton County
- How Eaton County compares with nearby counties
- Debt-to-income at Eaton County's medians
- What the numbers mean for Eaton County borrowers
- Eaton County demographics against Michigan
- Licensing and complaints for Eaton County
- Steps before you apply in Eaton County
- Beyond Eaton County
- Frequently asked questions
109,130 residents: Eaton County basics
With an estimated 109,130 residents (ACS 2020 to 2024), Eaton County ranks 19th of 83 in Michigan for population. Packed into 575 square miles, that is close to 190 residents for every square mile of land. The federal metro definitions (OMB, July 2023) place it in the Lansing-East Lansing, MI metropolitan area. Waverly is the biggest of its 11 Census places, at roughly 23,575 people (22% of the county total).
Income in Eaton County compared with Michigan
Eaton County households have a median income of $79,597 (ACS 2020 to 2024), which ranks 10th of 83 in Michigan.
| Household income | Eaton County | vs Michigan |
|---|---|---|
| Under $35,000 | 17.4% | -5.7 pts |
| $35,000 to $99,999 | 45.4% | +3.9 pts |
| $100,000 to $199,999 | 30.1% | +4.2 pts |
| $200,000 or more | 7.1% | -2.4 pts |
17% under $35,000 and 37% at $100,000 or more: that is the Eaton County income split. 8.3% of residents fall below the federal poverty line (statewide: 13.2%). The Gini index of income inequality is 0.406 (0 is perfect equality). Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Employment and commuting in Eaton County
The biggest employer of Eaton County residents, by industry, is education and health care at 22% of workers, followed by manufacturing (16%). Compared with Michigan, the county leans toward public administration (9% against 4%). Averaged over the five survey years, 4.5% of the labor force was out of work and looking. 33% of Eaton County workers get to work in under 15 minutes, while 11% need 45 or more. Households without a car make up 5.3% of the total (7.0% statewide).
| Top industries | Eaton County share | +/- vs Michigan |
|---|---|---|
| Education and health care | 21.7% | -1.6 pts |
| Manufacturing | 16.1% | -2.1 pts |
| Retail trade | 10.5% | -0.3 pts |
| Public administration | 9.4% | +5.8 pts |
| Finance, insurance and real estate | 8.5% | +2.8 pts |
| Professional and administrative services | 8.4% | -1.9 pts |
Shorter commutes usually mean lower vehicle costs, which can leave more room for a payment, or for paying a loan off early.
Eaton County at the extremes
- The housing vacancy rate: 5% in Eaton County. Only 2 of 83 Michigan counties are lower. Low vacancy tends to push rents up over time.
- Few Michigan counties match Eaton County on the poverty rate: 8.3% here, 13.2% for the state, ranking 6th lowest of 83. A low poverty rate does not mean every budget has room; test the payment.
- Few Michigan counties match Eaton County on the share of workers who work from home: 15.1% here, 13.5% for the state, ranking 9th highest of 83. Remote and self-employed income may need tax returns as proof.
Renting and owning in Eaton County
A typical Eaton County rental runs $1,092 a month including utilities, which is 3% below Michigan. 41% of renting households spend 30% or more of income on rent, and 21% spend half or more. Eaton County homes are worth $216,900 at the median, a 2.7-to-1 ratio to income. In Eaton County, 74% of occupied homes are owned by the people living in them. Half the housing stock was built before 1977.
| Cost | Eaton County | Michigan figure | Higher or lower |
|---|---|---|---|
| Rent-burdened renters | 41% | 50% | -9.4 pts |
| Burdened owners | 22% | 23% | -1.1 pts |
| Owners | 74% | 73% | +1.0 pts |
| Median home value | $216,900 | $231,600 | 6% lower |
| Median gross rent | $1,092/mo | $1,129/mo | 3% lower |
| Mobile homes | 5.1% | 5.0% | 0.0 pts |
With 74% of Eaton County homes owner-occupied, equity is a real alternative for many readers; just remember a missed HELOC payment puts the home at risk.
Places inside Eaton County
Places, by size: the top 11 of 11. Roughly 49% of Eaton County lives outside all of them, in open country or unnamed settlements. Among places of 500 or more people, median income runs from $53,750 in Vermontville to $111,042 in Dimondale. Median rent ranges from $864 in Dimondale to $1,170 in Waverly. Waverly and every other Eaton County community use this county guide.
| Place | Type | Population | Median income | Median rent | From county center |
|---|---|---|---|---|---|
| Waverly | CDP | 23,575 | $75,700 | $1,170 | 15 mi |
| Charlotte | city | 9,277 | $62,681 | $887 | 2 mi |
| Grand Ledge | city | 7,804 | $68,980 | $982 | 12 mi |
| Eaton Rapids | city | 5,183 | $63,875 | $972 | 11 mi |
| Potterville | city | 3,087 | $64,693 | $1,152 | 6 mi |
| Olivet | city | 1,844 | $54,722 | $925 | 11 mi |
| Bellevue | village | 1,552 | $63,750 | $991 | 13 mi |
| Dimondale | village | 1,521 | $111,042 | $864 | 11 mi |
| Vermontville | village | 790 | $53,750 | $907 | 10 mi |
| Sunfield | village | 658 | $69,821 | $896 | 14 mi |
| Mulliken | village | 501 | $81,429 | n/a | 12 mi |
A CDP is a named community without its own municipal government.
How Eaton County compares with nearby counties
Barry County is closest, 24 miles from center to center; the sixth, Jackson County, is 32 miles off. Income ranges from $63,177 in Calhoun County to $88,210 in Clinton County; 1 of these neighbors top Eaton County's median.
| Nearby county | Center to center | Household income | Gross rent | Owner-occupied |
|---|---|---|---|---|
| Eaton County | - | $79,597 | $1,092/mo | 74% |
| Barry County, MI | 24 mi | $77,500 | $972/mo | 87% |
| Ingham County, MI | 24 mi | $65,526 | $1,084/mo | 59% |
| Calhoun County, MI | 25 mi | $63,177 | $968/mo | 73% |
| Ionia County, MI | 27 mi | $75,611 | $884/mo | 77% |
| Clinton County, MI | 28 mi | $88,210 | $1,092/mo | 82% |
| Jackson County, MI | 32 mi | $66,073 | $985/mo | 75% |
Debt-to-income at Eaton County's medians
DTI math using Eaton County medians ($79,597 income, $1,092 rent):
- Median income divided by twelve: $6,633 before taxes
- Housing at the median rent of $1,092 uses 16%
- With a 35% ceiling, about $1,230 remains for car, card, student and any new loan payments
- 45% debt-to-income limit: $1,893 left for all other debt payments
Homeowners in Eaton County should swap in their mortgage, taxes and insurance for rent.
What the numbers mean for Eaton County borrowers
Based on the Eaton County data above, these borrowing questions are most likely to matter locally.
- Requirements. Lenders weigh credit history, documented income and existing debt (what to gather).
- Credit reports. Pull free reports at AnnualCreditReport.com and dispute errors before applying.
- Debt consolidation. One fixed payment can save money only if the written APR and fees beat what you pay now (guide).
Eaton County demographics against Michigan
Bachelor's degree or higher: 31% of Eaton County adults. About 4% go without health insurance.
| Indicator | Eaton County | +/- Michigan | +/- U.S. county |
|---|---|---|---|
| Poverty rate | 8.3% | -4.9 pts | -4.9 pts |
| No high school diploma | 5.8% | -2.1 pts | n/a |
| No vehicle | 5.3% | -1.8 pts | -0.2 pts |
| Work from home | 15.1% | +1.6 pts | +6.4 pts |
| Bachelor's or higher | 30.8% | -1.6 pts | +8.7 pts |
| Median age | 41.4 | +1.2 yrs | -0.1 yrs |
| Unemployment (ACS) | 4.5% | -1.2 pts | +0.1 pts |
| No health insurance | 4.4% | -0.5 pts | -3.5 pts |
| Trip time | Share |
|---|---|
| Under 15 min | 32.9% |
| 15 to 29 min | 39.8% |
| 30 to 44 min | 16.8% |
| 45 to 59 min | 4.2% |
| 60+ min | 6.3% |
Licensing and complaints for Eaton County
No county office licenses personal lenders. For Eaton County, check the Michigan Department of Insurance and Financial Services. Problems with a lender can also go to the CFPB. State-level detail for Eaton County borrowers is in the Michigan guide.
Steps before you apply in Eaton County
A short checklist for Eaton County borrowers:
- Write down what the expense costs; a smaller loan costs less.
- Shop at least three lenders, including one Eaton County-area credit union.
- A Michigan license check takes minutes; do it first.
- Lock paid-off cards after consolidating so balances stay at zero.
Beyond Eaton County
The Michigan guide covers the whole state.
Frequently asked questions
What does a typical Eaton County household make?
About $79,597 a year at the median (ACS 2020-24), 9% above the Michigan median.
Can a Eaton County renter afford a loan payment?
At the $1,092 median rent and $6,633 median monthly income, rent alone uses 16%; add other debts before a new payment.
How many towns are in Eaton County?
The Census Bureau counts 11 places mainly in the county, led by Waverly, Charlotte, Grand Ledge, Eaton Rapids, Potterville.
Will a Eaton County address affect my match?
Beyond confirming Michigan as your state, no. Your answers about amount, credit, income and payments are all that count.
What agency protects Eaton County borrowers?
The Michigan Department of Insurance and Financial Services at the state level and the CFPB federally.