{
  "version": "USAMG-FACT-REGISTRY-2026-V1",
  "name": "South Bend and Michiana ownership cost study",
  "temporal_coverage": "2020/2024",
  "source": "https://www.census.gov/programs-surveys/acs",
  "release": "ACS 2024 5-Year",
  "methodology": "B25077 median owner-occupied home value; B19013 median household income in 2024 dollars; B25088_002 median selected monthly owner costs with a mortgage, including more than principal and interest; B25003 owner-occupied units divided by all occupied units. Estimates are not current sales prices or new-buyer quotes. Margins of error are retained; medians cannot be aggregated as population means. State rules are qualitative, not a causal estimate of tax effects.",
  "communities": [
    {
      "slug": "south-bend-in",
      "name": "South Bend",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "South Bend Community School Corporation; verify attendance by address",
      "commuting_anchor": "US 20 and US 31 toward downtown and Notre Dame",
      "local_housing_market_notes": "older urban housing, river neighborhoods and rehabilitation needs. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1871000",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 140400,
      "median_household_income": 55786,
      "median_monthly_owner_costs_with_mortgage": 1132,
      "owner_occupied_units": 24861,
      "occupied_housing_units": 41282,
      "owner_occupied_share_percent": 60.2,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 1639
        },
        "B25003": {
          "B25003001": 917,
          "B25003002": 839,
          "B25003003": 852
        },
        "B25077": {
          "B25077001": 4802
        },
        "B25088": {
          "B25088001": 35,
          "B25088002": 35,
          "B25088003": 12
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "mishawaka-in",
      "name": "Mishawaka",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "School City of Mishawaka; verify Penn-Harris-Madison boundaries",
      "commuting_anchor": "Lincolnway and Main Street",
      "local_housing_market_notes": "riverfront cottages and established city blocks. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1849932",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 155500,
      "median_household_income": 54291,
      "median_monthly_owner_costs_with_mortgage": 1192,
      "owner_occupied_units": 11271,
      "occupied_housing_units": 22850,
      "owner_occupied_share_percent": 49.3,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 4328
        },
        "B25003": {
          "B25003001": 674,
          "B25003002": 666,
          "B25003003": 560
        },
        "B25077": {
          "B25077001": 7748
        },
        "B25088": {
          "B25088001": 57,
          "B25088002": 29,
          "B25088003": 23
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "granger-in",
      "name": "Granger",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "Penn-Harris-Madison; check South Bend district boundaries",
      "commuting_anchor": "State Road 23 and Cleveland Road",
      "local_housing_market_notes": "subdivision houses and larger unincorporated parcels. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1828800",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 331100,
      "median_household_income": 123318,
      "median_monthly_owner_costs_with_mortgage": 1807,
      "owner_occupied_units": 10064,
      "occupied_housing_units": 10560,
      "owner_occupied_share_percent": 95.3,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 5278
        },
        "B25003": {
          "B25003001": 319,
          "B25003002": 338,
          "B25003003": 189
        },
        "B25077": {
          "B25077001": 10907
        },
        "B25088": {
          "B25088001": 84,
          "B25088002": 65,
          "B25088003": 26
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "osceola-in",
      "name": "Osceola",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "Penn-Harris-Madison attendance verification",
      "commuting_anchor": "Lincolnway East and Beech Road",
      "local_housing_market_notes": "compact town lots and nearby township homes. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1857114",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 196900,
      "median_household_income": 66503,
      "median_monthly_owner_costs_with_mortgage": 1352,
      "owner_occupied_units": 841,
      "occupied_housing_units": 1019,
      "owner_occupied_share_percent": 82.5,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 6950
        },
        "B25003": {
          "B25003001": 138,
          "B25003002": 115,
          "B25003003": 148
        },
        "B25077": {
          "B25077001": 27460
        },
        "B25088": {
          "B25088001": 180,
          "B25088002": 148,
          "B25088003": 296
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "roseland-in",
      "name": "Roseland",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "South Bend Community School Corporation boundary review",
      "commuting_anchor": "US 31 Business and Cleveland Road",
      "local_housing_market_notes": "small-town residences near commercial frontage. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1865988",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 122500,
      "median_household_income": 47917,
      "median_monthly_owner_costs_with_mortgage": 1080,
      "owner_occupied_units": 131,
      "occupied_housing_units": 474,
      "owner_occupied_share_percent": 27.6,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 18673
        },
        "B25003": {
          "B25003001": 86,
          "B25003002": 40,
          "B25003003": 76
        },
        "B25077": {
          "B25077001": 13398
        },
        "B25088": {
          "B25088001": 151,
          "B25088002": 273,
          "B25088003": 92
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "lakeville-in",
      "name": "Lakeville",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "Union-North United School Corporation boundary check",
      "commuting_anchor": "US 31 corridor and State Road 4",
      "local_housing_market_notes": "village houses and southern-county acreage. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1841670",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 136500,
      "median_household_income": 62772,
      "median_monthly_owner_costs_with_mortgage": 1088,
      "owner_occupied_units": 150,
      "occupied_housing_units": 345,
      "owner_occupied_share_percent": 43.5,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 14424
        },
        "B25003": {
          "B25003001": 72,
          "B25003002": 52,
          "B25003003": 55
        },
        "B25077": {
          "B25077001": 24633
        },
        "B25088": {
          "B25088001": 215,
          "B25088002": 175,
          "B25088003": 84
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "north-liberty-in",
      "name": "North Liberty",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "John Glenn School Corporation attendance check",
      "commuting_anchor": "State Road 23 and State Road 4",
      "local_housing_market_notes": "town-center houses and wooded rural lots. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1854918",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 162100,
      "median_household_income": 75047,
      "median_monthly_owner_costs_with_mortgage": 1183,
      "owner_occupied_units": 555,
      "occupied_housing_units": 711,
      "owner_occupied_share_percent": 78.1,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 28183
        },
        "B25003": {
          "B25003001": 148,
          "B25003002": 143,
          "B25003003": 70
        },
        "B25077": {
          "B25077001": 11168
        },
        "B25088": {
          "B25088001": 149,
          "B25088002": 118,
          "B25088003": 252
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "walkerton-in",
      "name": "Walkerton",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "John Glenn School Corporation parcel verification",
      "commuting_anchor": "US 6 and State Road 23",
      "local_housing_market_notes": "older town homes and surrounding agricultural parcels. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1879694",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 149200,
      "median_household_income": 65340,
      "median_monthly_owner_costs_with_mortgage": 1023,
      "owner_occupied_units": 551,
      "occupied_housing_units": 796,
      "owner_occupied_share_percent": 69.2,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 5911
        },
        "B25003": {
          "B25003001": 129,
          "B25003002": 110,
          "B25003003": 64
        },
        "B25077": {
          "B25077001": 28237
        },
        "B25088": {
          "B25088001": 103,
          "B25088002": 139,
          "B25088003": 63
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "koontz-lake-in",
      "name": "Koontz Lake",
      "state": "IN",
      "county": "Starke / Marshall",
      "school_district": "Oregon-Davis or John Glenn; verify parcel boundaries",
      "commuting_anchor": "State Road 23 and US 30 toward South Bend and Plymouth",
      "local_housing_market_notes": "lake cottages, year-round homes and septic or shoreline maintenance. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1840464",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 143200,
      "median_household_income": 80538,
      "median_monthly_owner_costs_with_mortgage": 1009,
      "owner_occupied_units": 578,
      "occupied_housing_units": 654,
      "owner_occupied_share_percent": 88.4,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 10983
        },
        "B25003": {
          "B25003001": 177,
          "B25003002": 173,
          "B25003003": 48
        },
        "B25077": {
          "B25077001": 57010
        },
        "B25088": {
          "B25088001": 211,
          "B25088002": 569,
          "B25088003": 256
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "new-carlisle-in",
      "name": "New Carlisle",
      "state": "IN",
      "county": "St. Joseph",
      "school_district": "New Prairie United School Corporation boundary confirmation",
      "commuting_anchor": "US 20 and State Road 2",
      "local_housing_market_notes": "historic town houses and rural-edge properties. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US1852704",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 186700,
      "median_household_income": 66824,
      "median_monthly_owner_costs_with_mortgage": 1250,
      "owner_occupied_units": 623,
      "occupied_housing_units": 859,
      "owner_occupied_share_percent": 72.5,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 3625
        },
        "B25003": {
          "B25003001": 100,
          "B25003002": 99,
          "B25003003": 71
        },
        "B25077": {
          "B25077001": 14972
        },
        "B25088": {
          "B25088001": 178,
          "B25088002": 114,
          "B25088003": 33
        }
      },
      "property_tax_rule": "IN",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "niles-mi",
      "name": "Niles",
      "state": "MI",
      "county": "Berrien / Cass",
      "school_district": "Niles Community Schools; verify township district assignment",
      "commuting_anchor": "US 12 and M-51",
      "local_housing_market_notes": "historic city homes and township properties. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US2657760",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 135100,
      "median_household_income": 51376,
      "median_monthly_owner_costs_with_mortgage": 1082,
      "owner_occupied_units": 3168,
      "occupied_housing_units": 5016,
      "owner_occupied_share_percent": 63.2,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 4316
        },
        "B25003": {
          "B25003001": 317,
          "B25003002": 292,
          "B25003003": 273
        },
        "B25077": {
          "B25077001": 11550
        },
        "B25088": {
          "B25088001": 91,
          "B25088002": 71,
          "B25088003": 55
        }
      },
      "property_tax_rule": "MI",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "buchanan-mi",
      "name": "Buchanan",
      "state": "MI",
      "county": "Berrien",
      "school_district": "Buchanan Community Schools address verification",
      "commuting_anchor": "Redbud Trail and Front Street",
      "local_housing_market_notes": "traditional city houses and rural township homes. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US2611400",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 154300,
      "median_household_income": 56163,
      "median_monthly_owner_costs_with_mortgage": 1233,
      "owner_occupied_units": 1008,
      "occupied_housing_units": 1752,
      "owner_occupied_share_percent": 57.5,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 8947
        },
        "B25003": {
          "B25003001": 169,
          "B25003002": 192,
          "B25003003": 203
        },
        "B25077": {
          "B25077001": 14392
        },
        "B25088": {
          "B25088001": 273,
          "B25088002": 147,
          "B25088003": 118
        }
      },
      "property_tax_rule": "MI",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    },
    {
      "slug": "edwardsburg-mi",
      "name": "Edwardsburg",
      "state": "MI",
      "county": "Cass",
      "school_district": "Edwardsburg Public Schools boundary confirmation",
      "commuting_anchor": "US 12 and M-62",
      "local_housing_market_notes": "village homes and lake-area residences. Qualitative context, not a current sales-price or inventory series; confirm parcel condition and district assignment.",
      "geoid": "16000US2625040",
      "acs_release": "acs2024_5yr",
      "acs_period": "2020-2024",
      "median_home_value": 122200,
      "median_household_income": 52500,
      "median_monthly_owner_costs_with_mortgage": 1140,
      "owner_occupied_units": 442,
      "occupied_housing_units": 600,
      "owner_occupied_share_percent": 73.7,
      "acs_margins_of_error": {
        "B19013": {
          "B19013001": 12405
        },
        "B25003": {
          "B25003001": 107,
          "B25003002": 92,
          "B25003003": 59
        },
        "B25077": {
          "B25077001": 35766
        },
        "B25088": {
          "B25088001": 97,
          "B25088002": 109,
          "B25088003": 97
        }
      },
      "property_tax_rule": "MI",
      "conforming_limit": 832750,
      "fha_limit": 541287,
      "limit_note": "2026 national baseline/floor; confirm county and unit count before underwriting.",
      "staging_only": false
    }
  ],
  "counties": [
    {
      "geoid": "05000US18039",
      "name": "Elkhart County, IN",
      "acs": {
        "B19013": {
          "error": {
            "B19013001": 2286
          },
          "estimate": {
            "B19013001": 68561
          }
        },
        "B25003": {
          "error": {
            "B25003001": 879,
            "B25003002": 1159,
            "B25003003": 1035
          },
          "estimate": {
            "B25003001": 72309,
            "B25003002": 51749,
            "B25003003": 20560
          }
        },
        "B25077": {
          "error": {
            "B25077001": 4758
          },
          "estimate": {
            "B25077001": 210400
          }
        },
        "B25088": {
          "error": {
            "B25088001": 25,
            "B25088002": 33,
            "B25088003": 16
          },
          "estimate": {
            "B25088001": 991,
            "B25088002": 1323,
            "B25088003": 500
          }
        }
      }
    },
    {
      "geoid": "05000US18099",
      "name": "Marshall County, IN",
      "acs": {
        "B19013": {
          "error": {
            "B19013001": 3823
          },
          "estimate": {
            "B19013001": 71808
          }
        },
        "B25003": {
          "error": {
            "B25003001": 320,
            "B25003002": 434,
            "B25003003": 441
          },
          "estimate": {
            "B25003001": 17758,
            "B25003002": 13561,
            "B25003003": 4197
          }
        },
        "B25077": {
          "error": {
            "B25077001": 7570
          },
          "estimate": {
            "B25077001": 204900
          }
        },
        "B25088": {
          "error": {
            "B25088001": 47,
            "B25088002": 60,
            "B25088003": 27
          },
          "estimate": {
            "B25088001": 936,
            "B25088002": 1312,
            "B25088003": 511
          }
        }
      }
    },
    {
      "geoid": "05000US18141",
      "name": "St. Joseph County, IN",
      "acs": {
        "B19013": {
          "error": {
            "B19013001": 1255
          },
          "estimate": {
            "B19013001": 66868
          }
        },
        "B25003": {
          "error": {
            "B25003001": 645,
            "B25003002": 1128,
            "B25003003": 1040
          },
          "estimate": {
            "B25003001": 107252,
            "B25003002": 74022,
            "B25003003": 33230
          }
        },
        "B25077": {
          "error": {
            "B25077001": 3481
          },
          "estimate": {
            "B25077001": 192800
          }
        },
        "B25088": {
          "error": {
            "B25088001": 23,
            "B25088002": 25,
            "B25088003": 9
          },
          "estimate": {
            "B25088001": 927,
            "B25088002": 1291,
            "B25088003": 479
          }
        }
      }
    },
    {
      "geoid": "05000US18149",
      "name": "Starke County, IN",
      "acs": {
        "B19013": {
          "error": {
            "B19013001": 4893
          },
          "estimate": {
            "B19013001": 63960
          }
        },
        "B25003": {
          "error": {
            "B25003001": 275,
            "B25003002": 255,
            "B25003003": 225
          },
          "estimate": {
            "B25003001": 8983,
            "B25003002": 7453,
            "B25003003": 1530
          }
        },
        "B25077": {
          "error": {
            "B25077001": 7067
          },
          "estimate": {
            "B25077001": 157700
          }
        },
        "B25088": {
          "error": {
            "B25088001": 57,
            "B25088002": 44,
            "B25088003": 17
          },
          "estimate": {
            "B25088001": 852,
            "B25088002": 1152,
            "B25088003": 456
          }
        }
      }
    },
    {
      "geoid": "05000US26021",
      "name": "Berrien County, MI",
      "acs": {
        "B19013": {
          "error": {
            "B19013001": 1108
          },
          "estimate": {
            "B19013001": 65425
          }
        },
        "B25003": {
          "error": {
            "B25003001": 596,
            "B25003002": 875,
            "B25003003": 867
          },
          "estimate": {
            "B25003001": 63999,
            "B25003002": 46611,
            "B25003003": 17388
          }
        },
        "B25077": {
          "error": {
            "B25077001": 3751
          },
          "estimate": {
            "B25077001": 224300
          }
        },
        "B25088": {
          "error": {
            "B25088001": 31,
            "B25088002": 25,
            "B25088003": 12
          },
          "estimate": {
            "B25088001": 1002,
            "B25088002": 1462,
            "B25088003": 568
          }
        }
      }
    },
    {
      "geoid": "05000US26027",
      "name": "Cass County, MI",
      "acs": {
        "B19013": {
          "error": {
            "B19013001": 3549
          },
          "estimate": {
            "B19013001": 70443
          }
        },
        "B25003": {
          "error": {
            "B25003001": 325,
            "B25003002": 436,
            "B25003003": 422
          },
          "estimate": {
            "B25003001": 21207,
            "B25003002": 17314,
            "B25003003": 3893
          }
        },
        "B25077": {
          "error": {
            "B25077001": 9705
          },
          "estimate": {
            "B25077001": 218000
          }
        },
        "B25088": {
          "error": {
            "B25088001": 43,
            "B25088002": 70,
            "B25088003": 20
          },
          "estimate": {
            "B25088001": 992,
            "B25088002": 1478,
            "B25088003": 540
          }
        }
      }
    }
  ]
}