1st Advantage MortgageAbout 86% of Tuscola County homes are owner-occupied, and the median household income is $63,811. 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
- Getting oriented in Tuscola County
- Tuscola County housing compared with Michigan
- Household income in Tuscola County
- Employment and commuting in Tuscola County
- Tuscola County next to its neighbors
- Cities, towns and CDPs in Tuscola County
- Debt-to-income at Tuscola County's medians
- People and households in Tuscola County
- What the numbers mean for Tuscola County borrowers
- Who licenses lenders for Tuscola County residents
- Steps before you apply in Tuscola County
- More guides for Tuscola County
- Frequently asked questions
Getting oriented in Tuscola County
With an estimated 52,980 residents (ACS 2020 to 2024), Tuscola County ranks 34th of 83 in Michigan for population. Packed into 805 square miles, that is close to 66 residents for every square mile of land. Under the July 2023 OMB definitions, Tuscola County is not part of any metropolitan area. Of the 12 Census places inside Tuscola County, Caro leads by population with about 4,290; 11 of the 12 are incorporated.
Tuscola County housing compared with Michigan
Renters in Tuscola County pay a median of $819 a month, 27% below the Michigan figure of $1,129. Rent takes 30% or more of income for 44% of renter households here. Home values center on $149,500, or 2.3 years of median income. The ownership rate is 86%. Median construction year: 1971.
| Cost | Tuscola County | Michigan figure | Median county, U.S. |
|---|---|---|---|
| Median gross rent | $819/mo | $1,129/mo | $877/mo |
| Median home value | $149,500 | $231,600 | $185,300 |
| Owners | 86% | 73% | 75% |
| Rent-burdened renters | 44% | 50% | 45% |
| Burdened owners | 25% | 23% | n/a |
| Mobile homes | 8.9% | 5.0% | n/a |
Owners with equity have a second option. Weigh a secured line against an unsecured loan by risk as well as cost before you choose (how they compare).
Household income in Tuscola County
The median household income in Tuscola County is $63,811; statewide it is $72,875, so Tuscola County runs 12% below Michigan as a whole. That places it 41st among Michigan's 83 county-level areas.
| Households earning | Tuscola County | +/- vs Michigan |
|---|---|---|
| Under $35,000 | 25.3% | +2.2 pts |
| $35,000 to $99,999 | 48.8% | +7.3 pts |
| $100,000 to $199,999 | 22.5% | -3.4 pts |
| $200,000 or more | 3.4% | -6.2 pts |
About 25% of households earn under $35,000, while 26% clear $100,000. 12.8% of residents fall below the federal poverty line (statewide: 13.2%). For a borrower in Tuscola 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.
Employment and commuting in Tuscola County
By the Census industry count, 23% of employed Tuscola County residents work in education and health care and 19% in manufacturing. The sharpest difference from the state is in construction, at 8% locally and 6% for Michigan. The survey's unemployment rate for Tuscola County averages 6.0% over 2020 to 2024 (state: 5.7%). Long commutes are common here: 22% of workers spend 45 minutes or longer getting to work.
| Top industries | Tuscola County share | +/- vs Michigan |
|---|---|---|
| Education and health care | 23.2% | -0.2 pts |
| Manufacturing | 19.3% | +1.1 pts |
| Retail trade | 13.2% | +2.4 pts |
| Construction | 8.4% | +2.5 pts |
| Arts, lodging and food service | 6.8% | -1.7 pts |
| Transportation, warehousing and utilities | 6.3% | +1.5 pts |
A lender verifies what your own job pays. The county's industry mix tells you about the local economy, not about your application.
Tuscola County next to its neighbors
The six counties whose centers lie closest to Tuscola County's, from 30 to 41 miles away. Lapeer County leads the group on income ($77,306), Arenac County trails ($58,811), and Tuscola County out-earns 5 of the six.
| Adjacent area | How far | HH income (median) | Rent (median) | Owner share |
|---|---|---|---|---|
| Tuscola County | - | $63,811 | $819/mo | 86% |
| Lapeer County, MI | 30 mi | $77,306 | $988/mo | 86% |
| Bay County, MI | 31 mi | $61,763 | $860/mo | 77% |
| Saginaw County, MI | 33 mi | $60,622 | $947/mo | 74% |
| Genesee County, MI | 35 mi | $62,281 | $989/mo | 71% |
| Sanilac County, MI | 40 mi | $58,863 | $807/mo | 83% |
| Arenac County, MI | 41 mi | $58,811 | $761/mo | 86% |
Cities, towns and CDPs in Tuscola County
Here are the 12 most populous of the county's 12 Census places, with income and rent from the same 2020 to 2024 survey. About 30% of Tuscola County residents live in one of the 12. Incomes vary by place: $97,434 at the median in Fostoria, $41,595 in Caro. Rent is cheapest in Cass City ($642) and steepest in Unionville ($1,278). This guide covers each of the 12 places and the rural areas around them.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Caro | city | 4,290 | $41,595 | $753 | 2 mi |
| Vassar | city | 2,707 | $59,444 | $744 | 11 mi |
| Cass City | village | 2,210 | $53,000 | $642 | 15 mi |
| Reese | village | 1,274 | $82,361 | $879 | 13 mi |
| Millington | village | 1,122 | $56,250 | $894 | 15 mi |
| Fostoria | CDP | 1,050 | $97,434 | $1,007 | 17 mi |
| Mayville | village | 1,045 | $52,500 | $669 | 11 mi |
| Unionville | village | 569 | $76,653 | $1,278 | 12 mi |
| Fairgrove | village | 547 | $42,500 | $842 | 6 mi |
| Kingston | village | 398 | $48,083 | $843 | 14 mi |
| Akron | village | 336 | $50,179 | $938 | 7 mi |
| Gagetown | village | 311 | $55,000 | $725 | 15 mi |
Debt-to-income at Tuscola County's medians
Here is the Tuscola County median household run through a simple DTI check. Your numbers will differ.
- $5,318 a month: gross income for a household at the Tuscola County median
- Median rent: $819, or 15 cents of every gross dollar
- With a 40% ceiling, about $1,308 remains for car, card, student and any new loan payments
Two-income households and single earners in Tuscola County land in very different places on this math, so run it for your own budget.
People and households in Tuscola County
16% of Tuscola County adults 25 and older hold a bachelor's degree or more. 4.6% of residents have no health coverage.
| Indicator | Tuscola County | All of Michigan | U.S. county median |
|---|---|---|---|
| Median age | 44.8 | 40.2 | 41.5 |
| Bachelor's or higher | 16.3% | 32.4% | 22.2% |
| No high school diploma | 7.4% | 7.9% | n/a |
| No health insurance | 4.6% | 4.9% | 7.8% |
| No vehicle | 6.2% | 7.0% | 5.4% |
| Work from home | 5.0% | 13.5% | 8.7% |
| Poverty rate | 12.8% | 13.2% | 13.2% |
| Unemployment (ACS) | 6.0% | 5.7% | 4.4% |
| One-way commute | Share of Tuscola County workers |
|---|---|
| Under 15 min | 27.6% |
| 15 to 29 min | 30.8% |
| 30 to 44 min | 19.5% |
| 45 to 59 min | 10.9% |
| 60+ min | 11.2% |
What the numbers mean for Tuscola County borrowers
The county's numbers point to a few situations that come up often for Tuscola County borrowers.
- Vehicle repairs. 22% of Tuscola County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- Paperwork. ID, proof of income and a bank account are the basics (requirements).
- Know your credit. Review all three bureau reports for free (AnnualCreditReport.com).
Who licenses lenders for Tuscola County residents
The Michigan Department of Insurance and Financial Services is the place to verify any lender's Michigan license. The Consumer Financial Protection Bureau accepts complaints nationwide. Statewide data and rules: Michigan guide.
Steps before you apply in Tuscola County
Before you apply, wherever you live in Tuscola County:
- Borrow the amount the job needs; extra cash adds interest.
- Compare the total repaid on every offer, not just the payment.
- Only work with lenders licensed for Michigan borrowers.
- Keep a small cushion so one surprise bill does not mean another loan.
More guides for Tuscola County
For statewide rules and data, see the Michigan guide.
Frequently asked questions
What is the median household income in Tuscola County?
$63,811 a year in the 2020 to 2024 Census survey, versus $72,875 for Michigan. It ranks 41st of 83 in the state.
How does Tuscola County rent compare with Michigan?
$819 locally versus $1,129 for the state, 27% below.
Should Tuscola County homeowners use home equity instead?
Maybe, but weigh the risk: 86% of Tuscola 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 Tuscola County guide cover?
Every community in the county, unincorporated areas included. The largest of its 12 Census places: Caro, Vassar, Cass City, Reese, Millington.
Are Tuscola County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.