ZIP Code 49098
standardSource:
Watervliet · Berrien County · Michigan
- Population
- 5,966
- Median income
- $59,047
- Median home value
- $164,200
- Bachelor's or higher
- 19.1%
- Land area
- 84.0 sq mi
71/sq mi
▼ 23% vs US
higher than 27% of US ZIPs
▼ 41% vs US
higher than 32% of US ZIPs
Median age 38.5
Detroit
ZIP code 49098 in Watervliet, Michigan has a population of 5,966. The median household income is $59,047, which is 23% below the national average. Median home value is $164,200, 41% below the US average. 19.1% of residents hold a bachelor's degree or higher.
ZIP code 49098 is classified by USPS as a standard delivery area and covers roughly 84.0 square miles in Watervliet, Berrien County, Michigan. The area is home to 5,966 residents, producing a population density of 71 people per square mile, and falls within the Detroit time zone. These USPS and Census boundary values drive every downstream statistic on this page, including the benchmarks that compare 49098 against Michigan and the nation.
On the economic side, the median household income for ZIP 49098 sits at $59,047 (20% below the Michigan average), while per-capita income is $30,476. The poverty rate stands at 17.9% and the unemployment rate at 2.3%. On housing, the median home value is $164,200 (25% below the state average) with median rent at $917 per month, and 73.3% of occupied units are owner-occupied, a direct signal of whether 49098 behaves more like a homeowner neighborhood or a renter-heavy ZIP.
Education and household profile round out the picture: 19.1% of adults hold a bachelor's degree or higher, the median age is 38.5, and the average commute is 23 minutes. We also surface 8 nearby ZIP codes within roughly 10 miles and 6 additional ZIPs sharing Berrien County, so you can benchmark 49098 against its immediate geography rather than a national average alone. Every figure is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates, HUD Fair Market Rents, and FHFA Home Price Index data, no estimates, no proprietary scoring. Verify with HUD →
Top industries in ZIP 49098
Top 5 sectors by establishment count
Which industries have the most business establishments in ZIP 49098.
- Retail trade
Retail trade
19 establishments
- Health care and social assistance
Health care and social assistance
19 establishments
- Accommodation and food services
Accommodation and food services
15 establishments
- Construction
Construction
14 establishments
- Other services (except public administration)
Other services (except public administration)
12 establishments
What this shows Establishment counts come from the Census ZIP Code Business Patterns program, which counts physical business locations rather than employees or revenue.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates + ZIP Code Business Patterns + HUD FMR + FHFA HPI ACS demographics, ZBP business establishments, HUD Fair Market Rents, FHFA HPI for ZIP 49098, Watervliet, MI · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; HUD FMR + FHFA HPI updated quarterly/annually.
Quick Facts
5,966
Population
84.0
Area (sq mi)
71
People / sq mi
Detroit
Time Zone
standard
ZIP Type
Who lives in ZIP 49098?
38.5
Median Age
46.9%
Male
53.1%
Female
3.1%
Foreign-Born
Hispanic or Latino is an ethnicity category from the Census Bureau and may overlap with other categories above.
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How much do residents earn?
$59,047
Median Household Income
-20% vs state
$30,476
Per Capita Income
17.9%
Poverty Rate
2.3%
Unemployment Rate
22.9 min
Mean Commute Time
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What is the education profile here?
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What does housing look like?
3,137
Total Housing Units
2,417
Occupied Units
720
Vacant Units
2.56
Avg Household Size
Occupancy Type
$164,200
Median Home Value
-25% vs state
$917
Median Rent
1968
Median Year Built
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How have home values changed over time?
FHFA House Price Index, annual appreciation data based on repeat sales and appraisals
+15.8%
YoY Change (2024)
248
HPI Index (2000 = 100)
+148%
Total Change Since 2000
Home values in ZIP 49098 have increased 15.8% over the past year (2024). Since 2000, this ZIP has seen +148% cumulative appreciation.
| Year | Annual Change | HPI Index |
|---|---|---|
| 2020 | +7.2% | 165 |
| 2021 | +17.4% | 194 |
| 2022 | +10.3% | 214 |
| 2023 | +0.3% | 215 |
| 2024 | +15.8% | 248 |
Source: Federal Housing Finance Agency (FHFA) House Price Index, All-Transactions, Five-Digit ZIP Codes (Developmental Index). Index base = 100 in year 2000. Data through 2024. ZIP codes with few transactions may show missing values.
What businesses operate in this ZIP?
Census Bureau data shows 105 business establishments in ZIP 49098, employing approximately 1,367 people with a combined annual payroll of $57,885,000.
105
Businesses
1,367
Employees
$57.9M
Annual Payroll
11
Industry Sectors
| Industry | Establishments | % of Total |
|---|---|---|
| Retail trade | 19 | 18.1% |
| Health care and social assistance | 19 | 18.1% |
| Accommodation and food services | 15 | 14.3% |
| Construction | 14 | 13.3% |
| Other services (except public administration) | 12 | 11.4% |
| Professional, scientific, and technical services | 5 | 4.8% |
| Administrative and support and waste management and remediation services | 4 | 3.8% |
| Manufacturing | 3 | 2.9% |
| Information | 3 | 2.9% |
| Real estate and rental and leasing | 3 | 2.9% |
| Arts, entertainment, and recreation | 3 | 2.9% |
Source: U.S. Census Bureau, ZIP Code Business Patterns (ZBP), 2023. Employment figures may include noise for disclosure avoidance.
Nearby ZIP Codes
Want a side-by-side? Compare 49098 vs 49057 →
More ZIP Codes in Berrien County
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Frequently Asked Questions
What county is ZIP code 49098 in? ▼
What is the population of ZIP code 49098? ▼
What is the median household income in ZIP 49098? ▼
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What is the demographic makeup of ZIP 49098? ▼
How many businesses are in ZIP code 49098? ▼
What are the main industries in ZIP code 49098? ▼
How have home values changed in ZIP code 49098? ▼
What is the education level in ZIP code 49098? ▼
What is the average commute time in ZIP 49098? ▼
What percentage of residents own vs. rent in ZIP 49098? ▼
What is the poverty rate in ZIP code 49098? ▼
ZIP Code Research Guides
Official Data Resources for Watervliet, MI
Verify and explore additional data for this area using these official government sources.
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023). Business data: Source: Census ZIP Code Business Patterns (ZBP) 2023. Home value trends: Source: FHFA House Price Index (HPI), Five-Digit ZIP Codes.
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Read our methodology , how this data is sourced, computed, and verified.