Edwardsburg, MI · standard
ZIP Code 49112
Cass County, Michigan - Census ACS demographics, housing tenure, and business patterns, benchmarked against every US ZIP.
- 10,171
- 91/sq mi Moderate-density area
- $61,785
- Median income Below-median income area
- $248,800
- Median home value Near-median home value
- 21.0%
- Bachelor's or higher Near-average bachelor's attainment
National ZIP placement
Edwardsburg pairs a below-median household income with above-median home values, in a rural, homeowner-dominated area.
- 32nd pct
- household income, US ZIPs
- Top 43%
- home value, US ZIPs
- 91
- people per sq mi
- 82%
- owner-occupied homes
Source: U.S. Census Bureau ACS 5-Year Estimates (2019–2023). Percentiles rank ZIP 49112 against every reporting US ZIP.
FHFA HPI release change
What changed in the latest House Price Index year
- FHFA House Price Index values in ZIP 49112 (Edwardsburg, MI) rose +11.6% from 2023 to 2024. The all-transactions index moved from 203.5 in 2023 to 227.1 in 2024 (2000 = 100).
ZIP code 49112 is a mid-sized community (a standard USPS delivery area) in Edwardsburg, Cass County, Michigan, home to 10,171 residents across 111.5 square miles, a density of 91 people per square mile, in the Detroit time zone.
ZIP 49112 reports a modest median household income of $61,785 (16% below the average Michigan ZIP), while per-capita income is $36,831. The poverty rate is 14.2%, with unemployment at 2.5%; those measures add context to the income figure. Median home value is $248,800 (13% above the average Michigan ZIP) and median rent is $966; 82.1% of occupied homes are owner-occupied.
Educational attainment sits below the national norm: 21.0% of adults hold a bachelor's degree or higher, the median age is 41.3, and the average commute is 25 minutes. The page also surfaces 6 ZIP codes within roughly 10 miles and 6 more in Cass County, so 49112 can be compared with both its immediate and county-level context.
Every figure on this page is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates (including median rent) and the FHFA House Price Index, no estimates, no proprietary scoring. Verify with Census →
Top industries in ZIP 49112
Top 5 sectors by establishment count in Edwardsburg, MI
Which industries have the most business establishments in ZIP 49112.
- Manufacturing
Manufacturing
21 establishments
- Other services (except public administration)
Other services (except public administration)
20 establishments
- Retail trade
Retail trade
19 establishments
- Professional, scientific, and technical services
Professional, scientific, and technical services
14 establishments
- Construction
Construction
9 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 + FHFA HPI ACS demographics and median rent, ZBP business establishments, FHFA HPI for ZIP 49112, Edwardsburg, MI · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; FHFA HPI updated quarterly/annually.
Quick Facts
10,171
Population
111.5
Area (sq mi)
91
People / sq mi
Detroit
Time Zone
standard
ZIP Type
Who lives in ZIP 49112?
41.3
Median Age
48.8%
Male
51.2%
Female
1.2%
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?
$61,785
Median Household Income
-16% vs state ZIP avg
$36,831
Per Capita Income
14.2%
Poverty Rate
2.5%
Unemployment Rate
24.8 min
Mean Commute Time
How ZIP 49112 ranks among Michigan ZIPs
Edwardsburg, MI household income vs. every Michigan ZIP code
Median household income among 962 reporting Michigan ZIPs (this ZIP's population is too small for a reliable national-corpus placement)
$61,785 33rd percentile higher than 33% of 962 Michigan ZIPs
Each bar is a $20K-wide band; taller bars hold more Michigan ZIPs. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2019–2023
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?
Housing stock: occupied vs vacant
4,744housing units
4,744
Total Housing Units
4,209
Occupied Units
535
Vacant Units
2.50
Avg Household Size
Occupancy Type
$248,800
Median Home Value
+13% vs state ZIP avg
$966
Median Rent
1978
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
+11.6%
YoY Change (2024)
227
HPI Index (2000 = 100)
+127%
Total Change Since 2000
Home values in ZIP 49112 have increased 11.6% over the past year (2024). Since 2000, this ZIP has seen +127% cumulative appreciation.
| Year | Annual Change | HPI Index |
|---|---|---|
| 2020 | +2.7% | 153 |
| 2021 | +12.5% | 172 |
| 2022 | +13.8% | 196 |
| 2023 | +3.6% | 203 |
| 2024 | +11.6% | 227 |
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 138 business establishments in ZIP 49112, employing approximately 1,735 people with a combined annual payroll of $77,129,000.
138
Businesses
1,735
Employees
$77.1M
Annual Payroll
12
Industry Sectors
| Industry | Establishments | % of Total |
|---|---|---|
| Manufacturing | 21 | 15.2% |
| Other services (except public administration) | 20 | 14.5% |
| Retail trade | 19 | 13.8% |
| Professional, scientific, and technical services | 14 | 10.1% |
| Construction | 9 | 6.5% |
| Real estate and rental and leasing | 9 | 6.5% |
| Administrative and support and waste management and remediation services | 9 | 6.5% |
| Accommodation and food services | 9 | 6.5% |
| Finance and insurance | 8 | 5.8% |
| Wholesale trade | 6 | 4.3% |
| Health care and social assistance | 6 | 4.3% |
| Arts, entertainment, and recreation | 3 | 2.2% |
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 49112 vs 46514 →
ZIP 49112 vs its nearest neighbors, by population
Resident population of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 46514
Elkhart (46514)
40,263 residents
- 46516
Elkhart (46516)
33,501 residents
- 46530
Granger (46530)
30,614 residents
- 46545
Mishawaka (46545)
25,082 residents
- 46561 13,343
Osceola (46561)
13,343 residents
- 49112 10,171
Edwardsburg (49112)
10,171 residents
- 49031 7,884
Cassopolis (49031)
7,884 residents
What this shows Among its immediate neighbors, ZIP 49112 ranks #6 by population - useful context the national average alone can't give.
ZIP 49112 vs its nearest neighbors, by median income
Median household income of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 46530
Granger (46530)
$122,129 median income
- 46561
Osceola (46561)
$91,711 median income
- 49031
Cassopolis (49031)
$66,944 median income
- 46514
Elkhart (46514)
$65,833 median income
- 49112
Edwardsburg (49112)
$61,785 median income
- 46545
Mishawaka (46545)
$56,865 median income
- 46516
Elkhart (46516)
$56,492 median income
What this shows By household income, ZIP 49112 ranks #5 of 7 neighboring ZIPs, local affluence varies block to block, not just metro to metro.
Nationwide ZIPs with similar ACS profiles
Two Census-derived peer sets for ZIP 49112, both outside MI so the neighborhoods are not geographic containment (Nearby and same-county blocks stay local).
Similar population
Nearest cross-state ZIPs by resident population (10,171 here; floor ≥1,000).
Similar median household income
Nearest cross-state ZIPs by ACS median household income.
More ZIP Codes in Cass County
Related Areas
Frequently Asked Questions
What county is ZIP code 49112 in?
ZIP code 49112 (Edwardsburg) is located in Cass County, Michigan. Cass County contains multiple ZIP codes, see the full list at /counties/cass-mi.
What is the population of ZIP code 49112?
ZIP code 49112 in Edwardsburg, MI has a population of 10,171 according to the Census Bureau ACS 2023 estimates.
What is the median household income in ZIP 49112?
The median household income in ZIP 49112 is $61,785, which is 19% below the national average of $76,288.
What is the average home value in ZIP 49112?
The median home value in ZIP 49112 is $248,800, which is 11% below the national average of $278,155.
What is the demographic makeup of ZIP 49112?
The largest racial group in ZIP 49112 is White at 88.4%. Hispanic or Latino residents make up 3.1% of the population.
How many businesses are in ZIP code 49112?
ZIP code 49112 has 138 business establishments employing approximately 1,735 people, according to Census Bureau ZIP Code Business Patterns (ZBP) 2023 data.
What are the main industries in ZIP code 49112?
The top industries by establishment count in ZIP 49112 are: Manufacturing (21), Other services (except public administration) (20), Retail trade (19). There are 12 industry sectors represented in total.
How have home values changed in ZIP code 49112?
According to the FHFA House Price Index, home values in ZIP 49112 increased by 11.6% in 2024. Since 2000, home values in this ZIP have appreciated by approximately 127%. This is a developmental index based on repeat sales and appraisal data from Fannie Mae and Freddie Mac.
What is the education level in ZIP code 49112?
In ZIP code 49112, 54.0% of residents aged 25+ have a high school diploma or higher, and 21.0% hold a bachelor's degree or higher. These figures come from the Census Bureau ACS 5-Year Estimates (2023).
What is the average commute time in ZIP 49112?
The mean commute time for workers in ZIP code 49112 is 24.8 minutes according to Census ACS data. The national average is roughly 26 minutes, so commuters here spend less time traveling to work than typical.
What percentage of residents own vs. rent in ZIP 49112?
In ZIP code 49112, approximately 82.1% of occupied housing units are owner-occupied and 17.9% are renter-occupied, based on Census ACS 2023 data.
What is the poverty rate in ZIP code 49112?
The poverty rate in ZIP code 49112 is 14.2% according to Census Bureau ACS 2023 estimates. This measures the percentage of the population living below the federal poverty threshold.
Related
Take this with you
What to do with ZIP 49112's numbers, next.
- See how ZIP 49112 compares to a neighboring ZIP code on the same Census fields Compare this ZIP
- Check where Edwardsburg, MI ranks among every U.S. ZIP code on income, education, or homeownership View national rankings
- Save this ZIP to your shortlist to track alongside others you're considering View your shortlist
ZIP Code Tabulation Areas (ZCTAs) are Census Bureau approximations of USPS ZIP codes; figures describe the ZCTA area, not any single address within it.