Housing data for Beecher, MI
Beecher, MI has an estimated 8,412 residents and 4,441 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Genesee County.
51.4% of households rent.
The median gross rent is $906 a month.
Figures last updated on .
- Residents
- 8,412 (±847)
- Housing units
- 4,441 (±362)
- Households that rent
- 51.4%
- Median gross rent
- $906
- Residents since 2015–2019
- −7.0%
What stands out in Beecher
Median home value: $51,500 (±$7,532) in Beecher, lower than in Genesee County ($182,400).
Households that rent: 51.4% (±7.9 points) in Beecher, higher than in Genesee County (29.3%).
Median real estate taxes: $975 (±$199) in Beecher, lower than in Genesee County ($2,487).
Working from home: 3.5% (±3.1 points) in Beecher, lower than in Genesee County (9.9%).
- Home values in Beecher
- Renters and owners in Beecher
- Property taxes in Beecher
- Commute and cars in Beecher
Housing in Beecher at a glance
- Median rent: $906 median gross rent a month
- Rent by bedrooms: $780 median gross rent, 2 bedrooms
- Rent burden: 58.0% of renters pay 30% or more of income
- Renters and owners: 51.4% of households rent
- Income and affordability: $37,515 median household income
- Home values: $51,500 median home value
- Homeowner costs: $1,001 median monthly cost with a mortgage
- Property taxes: $975 median real estate taxes a year
- Types of homes: 4.4% of homes are in buildings of 5 or more units
- Bedrooms: 70.0% of homes have 3 or more bedrooms
- Age of homes: 94.2% of homes were built before 1980
- Vacancy rate: 5.6% rental vacancy rate
- Heating fuel: 86.5% heat with utility gas
- Commute and cars: 26.1 minutes average trip to work
- Growth: −7.0% residents since 2015–2019
- How long people stay: 16.7% moved in since 2020
- Crowding and facilities: 1.6% of homes have more than 1 person per room
Beecher against Genesee County, its state and the nation
| Beecher | Genesee County | Michigan | United States | |
|---|---|---|---|---|
| Residents | 8,412 (±847) | 403,305 (exact) | 10,077,761 (exact) | 334,922,499 |
| Housing units | 4,441 (±362) | 183,903 (±89) | 4,622,236 (±795) | 143,775,355 |
| Households that rent | 51.4% (±7.9 points) | 29.3% (±0.7 points) | 26.8% (±0.2 points) | 34.8% |
| Median gross rent | $906 (±$79) | $989 (±$19) | $1,129 (±$4) | $1,413 |
| Median household income | $37,515 (±$3,188) | $62,281 (±$1,425) | $72,875 (±$293) | $80,734 |
| Median home value | $51,500 (±$7,532) | $182,400 (±$3,111) | $231,600 (±$642) | $332,700 |
| Median real estate taxes (a year) | $975 (±$199) | $2,487 (±$37) | $2,904 (±$9) | $3,119 |
| Built before 1980 | 94.2% (±11.4 points) | 68.3% (±1.4 points) | 62.1% (±0.2 points) | 49.7% |
| Average commute | 26.1 minutes (±3.7) | 26.9 minutes (±0.5) | 24.2 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 80.6% (±5.1 points) | 89.6% (±0.7 points) | 90.5% (±0.1 points) | 91.0% |
| Median age of residents | 34.4 years (±2.3) | 40.6 years (±0.3) | 40.2 years (±0.1) | 38.9 years |
Beecher covers 5.9 square miles of land, about 1,430 residents per square mile (Census Bureau Gazetteer).
How Beecher has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 9,041 (±614) | 8,412 (±847) | −7.0% | Not a measurable change |
| Housing units | 4,531 (±219) | 4,441 (±362) | −2.0% | Not a measurable change |
| Median gross rent | $732 (±$40) | $906 (±$79) | +23.8% | No measurable change after inflation |
| Median home value | $29,300 (±$5,236) | $51,500 (±$7,532) | +75.8% | Up after inflation |
| Median household income | $28,272 (±$4,469) | $37,515 (±$3,188) | +32.7% | No measurable change after inflation |
| Median owner cost with a mortgage | $934 (±$120) | $1,001 (±$190) | +7.2% | No measurable change after inflation |
| Median real estate taxes | $776 (±$68) | $975 (±$199) | +25.6% | No measurable change after inflation |
| Households that rent | 45.0% (±5.4 points) | 51.4% (±7.9 points) | +6.4 percentage points | Not a measurable change |
| Rental vacancy rate | 3.1% (±3.5 points) | 5.6% (±4.1 points) | +2.5 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Genesee County
Beecher has no police department of its own in the FBI’s figures, so this is the figure for Genesee County as a whole.
In 2024, the police departments that report for Genesee County recorded 555 violent and 1,390 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in Beecher
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 48505 | 25% | 18,032 | $797 | $31,700 | $33,283 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Beecher
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Mount Morris | 1.9 mi | $1,001 | $86,600 | 44.5% |
| Genesee Charter Township | 3.8 mi | $924 | $125,400 | 23.8% |
| Flint | 4.6 mi | $915 | $53,500 | 46.2% |
| Clio | 6.2 mi | $790 | $138,200 | 45.5% |
| Flint Charter Township | 6.7 mi | $970 | $158,600 | 39.1% |
| Thetford Township | 6.8 mi | $759 | $203,900 | 16.4% |
| Vienna Charter Township | 6.8 mi | $837 | $199,300 | 18.0% |
| Flushing | 7.2 mi | $944 | $204,500 | 21.6% |
Places in Michigan most like Beecher
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Flint | $915 | $53,500 | $37,646 | 46.2% |
| River Rouge | $839 | $65,100 | $41,053 | 42.7% |
| Ecorse | $840 | $65,400 | $40,241 | 37.8% |
| Saginaw | $922 | $60,000 | $38,579 | 40.0% |
| Mount Morris | $1,001 | $86,600 | $48,794 | 44.5% |
| Inkster | $1,170 | $80,400 | $39,252 | 53.2% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Michigan.
HUD Fair Market Rent for Beecher, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $792 | $939 | $1,133 | $1,391 | $1,613 |
HUD income limits for Beecher, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $17,600 | $29,300 | $46,850 |
| 2 people | $21,640 | $33,450 | $53,550 |
| 3 people | $27,320 | $37,650 | $60,250 |
| 4 people | $33,000 | $41,800 | $66,900 |
| 5 people | $38,680 | $45,150 | $72,300 |
| 6 people | $44,360 | $48,500 | $77,650 |
| 7 people | $50,040 | $51,850 | $83,000 |
| 8 people | $55,200 | $55,200 | $88,350 |
These are the limits HUD sets for its housing programs in the Flint, MI MSA, where HUD’s median family income for fiscal year 2026 is $82,100.
A program can use its own limits; tax-credit and local programs often do.
Beecher is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
It lies inside Mount Morris Township, whose figures include it.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
What you can do on Seayora in Beecher
One account for renting, owning, managing and fixing homes, with these figures beside you.
Own or manage a rental?
List it, sign the lease and collect rent online, with the figures for Beecher beside you.
Create a landlord account · See what landlords get
Looking for a place to rent?
Browse homes for rent near Beecher, save the ones you like and apply online.
Browse rentals · Create a renter account
Do repairs, renovations or maintenance?
Get found by owners and renters near Beecher, and send estimates and invoices from your phone.
Questions about Beecher
What is the average rent in Beecher, MI?
The Census Bureau publishes the median rather than the average: the median gross rent in Beecher is $906 (±$79) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Beecher?
The median gross rent for a one-bedroom home in Beecher, MI is $873 (±$73) a month (2020–2024 American Community Survey).
Are renters in Beecher rent-burdened?
58.0% of renting households in Beecher pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Beecher?
Beecher has an estimated 1,789 (±369) renting households, 51.4% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Beecher?
The median household income in Beecher is $37,515 (±$3,188) a year (2020–2024 American Community Survey).
What is the average home value in Beecher, MI?
The Census Bureau publishes the median: $51,500 (±$7,532) for owner-occupied homes in Beecher (2020–2024 American Community Survey).
Is Beecher growing?
In Beecher, the number of residents went from 9,041 in 2015–2019 to 8,412 in 2020–2024 (−7.0%), not a measurable change.
What ZIP codes are in Beecher?
The ZIP code that covers Beecher is 48505.
What is the median rent in ZIP code 48505?
The median gross rent in ZIP Code Tabulation Area 48505 is $797 (±$41) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Beecher CDP, Michigan
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Beecher CDP, Michigan
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Beecher CDP, Michigan
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Beecher CDP, Michigan
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Beecher CDP, Michigan
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Beecher CDP, Michigan
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Beecher CDP, Michigan
- HUD Fair Market Rents, fiscal year 2027: Flint, MI MSA
- HUD Income Limits, fiscal year 2026: Flint, MI MSA
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Beecher CDP, Michigan (place:06820, in state:26).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .