Total monthly cost of ownership
Cost to Own a Home in Shepherd, Michigan
A $148,000 home here costs
$1,387per month, all in, with 20% down at today's 7.24% 30-year fixed rate. By the 28% rule that takes a household income of about $59,500 a year.
A standard mortgage calculator would have told you $807. The real number is $580 higher every month, 72% more than the payment most buyers budget for.
Compare Isabella County with anywhere in America · full county breakdown
Small-place caveat: the Census publishes these figures for Shepherd from a five-year rolling sample, and with about 1,438 residents that sample is small. The median home value here carries a much wider margin of error than a big-city figure does, so treat it as indicative rather than exact. The Isabella County figures are drawn from a far larger sample if you want a steadier number.
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Shepherd against Isabella County and Michigan
| Measure | Shepherd | Isabella County |
|---|---|---|
| Median home value | $147,800 | $165,100 |
| Median property tax | $2,291 | $2,180 |
| Effective tax rate | 1.550% | 1.320% |
| Median gross rent | $790 | $863 |
| Population | 1,438 | 64,475 |
The weather behind that power bill
Shepherd sits in Isabella County, which averages a high of 83.7°F in its hottest month and a low of 15.9°F in its coldest, with 35.47" of precipitation a year and 31% of it in a single three-month stretch. That climate drives 661 cooling and 6,899 heating degree days, which is what sets the $142 electricity line above.
See the full climate breakdown for Isabella County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Isabella County
Full Isabella County cost breakdown · Every county in Michigan
Talk to someone who works this market
These are Shepherd averages. What one specific house costs to own, or what it would sell for today, depends on the street and the condition of the place. We will connect you with one licensed local agent who works Shepherd every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Shepherd I already own here and may sell
Common questions
How much does it cost to own a home in Shepherd?
A $148,000 home in Shepherd, Michigan costs approximately $1,387 per month with 20% down at 7.24%. That is $807 principal and interest, $191 property tax, $55 homeowners insurance, $210 utilities and $123 set aside for maintenance.
What is the property tax rate in Shepherd?
Shepherd has an effective property tax rate of 1.550%, based on a median home value of $147,800 and median real estate taxes of $2,291. That is higher than the Isabella County average of 1.320%.
What is the average home price in Shepherd?
The median owner-occupied home value in Shepherd, Michigan is $147,800, against $165,100 across Isabella County.
Is it cheaper to rent or buy in Shepherd?
Median gross rent in Shepherd is $790 a month, against $1,387 to own the median home all in. Renting costs less month to month here, though renting builds no equity.
What salary do you need to buy a home in Shepherd?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Shepherd, Michigan at today's rate takes a household income of roughly $59,500 a year. That covers the full $1,387 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Shepherd, US Census Bureau, American Community Survey ACS 2023 5-Year, place-level tables.
- Homeowners insurance, NAIC average premium for Michigan.
- Electricity price, EIA Electric Power Monthly Table 5.6.A.
- Mortgage rate, Freddie Mac PMMS, refreshed weekly.
- Maintenance (1%/yr) and water and sewer ($68/mo) are national estimates. Every assumption above is editable.