Eaton County, Michigan: What It Costs to Buy a Home
The median home in Eaton County is worth $206,700, property taxes on it run about $2,924 a year (1.41%), the FHA loan limit is $541,287, and closing on it means about $1,553 in transfer tax plus $2,181 in title insurance. Each number below opens its own page with the source and a calculator.
| Median home value | $206,700 | Title insurance at this price → |
|---|---|---|
| Property taxes (median paid) | $2,924 a year, 1.41% of value | Property tax page → |
| FHA loan limit (1 unit) | $541,287 | Loan limits page → |
| Conforming loan limit (1 unit) | $832,750 | Loan limits page → |
| Transfer tax on the median home | $1,553 | Michigan transfer tax page → |
| Title insurance on the median home | $1,313 owner's + $868 lender's | Title insurance page → |
| Closing costs from these items | $3,734 | Closing costs page → |
| Area median income (HUD, family of 4) | $102,600; low-income limit $82,100 | Income limits page → |
Frequently asked questions
How much do homes cost in Eaton County?
The median owner-occupied home in Eaton County is valued at $206,700, per U.S. Census Bureau, ACS 2019-2023 five-year estimates, table B25077 (median value of owner-occupied housing units).
How much are property taxes in Eaton County?
The median Eaton County homeowner pays $2,924 a year in real estate taxes, about 1.41% of the median home value ($2,966 for homes with a mortgage), per the Census Bureau's American Community Survey.
What is the FHA loan limit in Eaton County?
$541,287 for a one-unit home in 2026 (the national floor), per HUD; the conforming limit for Fannie Mae and Freddie Mac loans is $832,750, per FHFA.
What does it cost to close on a home in Eaton County?
On the $206,700 median home: transfer tax $1,553, title insurance $2,181 for both policies, about $3,734 for those items before lender fees, prepaid taxes and insurance.
What is the area median income in Eaton County?
HUD's FY 2026 median family income for Eaton County (Lansing-East Lansing, MI MSA) is $102,600. A family of four counts as low income below $82,100 under HUD's 80% tier (adjusted for local housing costs, so it can sit above 80% of the median), which is the line many first-time buyer assistance programs use.
Nearby Michigan counties
- Crawford County $149,900
- Delta County $146,800
- Dickinson County $130,300
- Emmet County $275,300
- Genesee County $172,900
- Gladwin County $153,200
Sources
- U.S. Census Bureau, ACS 2019-2023 five-year estimates, table B25077 (median value of owner-occupied housing units)
- U.S. Census Bureau, ACS 2019-2023 five-year estimates, table B25103 (median real estate taxes paid)
- HUD, FHA forward mortgage loan limits for calendar year 2026 (CHUMS county limits file, Mortgagee Letter 2025-23)
- FHFA, conforming loan limits for mortgages acquired in calendar year 2026, by county
Figures are computed from the documents above and rounded to the dollar. All sources.
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General information, not financial, tax or legal advice. Figures are medians and schedule computations, not quotes.
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