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LatestCoverageAll 50 states, D.C. and five territories now on the ledger|NewPuerto Rico's 78 municipios ledgered, municipio by municipio|FeatureAssessment appeal workspace — build a filing package from your own evidence|FeatureLiving reports — versioned, re-runnable, exportable|DevelopersMetered REST gateway · issued keys · signed webhooks|Live market readings · refreshed on loadAlbuquerque · NMMedian List$360K+2.5%|Austin · TXMedian List$550K-1.0%|Baltimore · MDMedian List$225K-6.3%|Bernalillo County · NMMedian List$364K+2.7%|Bexar County · TXMedian List$303K+3.7%|Boston · MAMedian List$859K+3.4%|Charlotte · NCMedian List$430K-0.1%|Chicago · ILMedian List$426K+9.3%|Clark County · NVMedian List$447K+0.1%|Columbus · OHMedian List$300K+0.6%|Cook County · ILMedian List$348K+5.1%|Dallas · TXMedian List$449K-0.1%|Davidson County · TNMedian List$465K-1.1%|Denver · COMedian List$569K+1.6%|Detroit · MIMedian List$105K-2.8%|Duval County · FLMedian List$297K-2.3%|El Paso · TXMedian List$260K+3.7%|Fort Worth · TXMedian List$332K-2.1%|Franklin County · OHMedian List$320K+3.2%|Fresno · CAMedian List$375K+2.1%|Harris County · TXMedian List$327K+0.6%|Houston · TXMedian List$340K+0.6%|Indianapolis · INMedian List$260K+2.3%|Jackson County · MOMedian List$275K+7.0%|Jacksonville · FLMedian List$309K-2.1%|Jefferson County · KYMedian List$248K-4.3%|Kansas City · MOMedian List$240K+4.3%|King County · WAMedian List$850K-4.0%|Las Vegas · NVMedian List$440K-1.1%|Los Angeles · CAMedian List$950K-0.5%|Louisville · KYMedian List$275K0.0%|Maricopa County · AZMedian List$458K-0.4%|Marion County · INMedian List$259K+3.7%|Mecklenburg County · NCMedian List$407K-5.3%|Memphis · TNMedian List$202K+2.5%|Mesa · AZMedian List$450K-3.1%|Milwaukee · WIMedian List$243K+5.7%|Multnomah County · ORMedian List$518K-1.2%|Nashville · TNMedian List$480K+1.0%|New York · NYMedian List$899K+0.5%|Oklahoma City · OKMedian List$275K-0.6%|Oklahoma County · OKMedian List$259K-0.7%|Philadelphia · PAMedian List$249K+0.3%|Phoenix · AZMedian List$480K0.0%|Pima County · AZMedian List$373K+0.9%|Portland · ORMedian List$640K-6.0%|Sacramento · CAMedian List$510K+4.0%|San Antonio · TXMedian List$236K-1.2%|San Diego · CAMedian List$994K+4.2%|San Francisco · CAMedian List$1.4M+1.7%|San Jose · CAMedian List$1.3M-11.9%|Santa Clara County · CAMedian List$1.3M+0.1%|Seattle · WAMedian List$874K-2.8%|Shelby County · TNMedian List$259K-2.4%|Suffolk County · MAMedian List$857K+7.3%|Tarrant County · TXMedian List$385K-1.2%|Travis County · TXMedian List$497K-5.3%|Tucson · AZMedian List$324K-0.9%|Wayne County · MIMedian List$160K0.0%|LatestCoverageAll 50 states, D.C. and five territories now on the ledger|NewPuerto Rico's 78 municipios ledgered, municipio by municipio|FeatureAssessment appeal workspace — build a filing package from your own evidence|FeatureLiving reports — versioned, re-runnable, exportable|DevelopersMetered REST gateway · issued keys · signed webhooks|Live market readings · refreshed on loadAlbuquerque · NMMedian List$360K+2.5%|Austin · TXMedian List$550K-1.0%|Baltimore · MDMedian List$225K-6.3%|Bernalillo County · NMMedian List$364K+2.7%|Bexar County · TXMedian List$303K+3.7%|Boston · MAMedian List$859K+3.4%|Charlotte · NCMedian List$430K-0.1%|Chicago · ILMedian List$426K+9.3%|Clark County · NVMedian List$447K+0.1%|Columbus · OHMedian List$300K+0.6%|Cook County · ILMedian List$348K+5.1%|Dallas · TXMedian List$449K-0.1%|Davidson County · TNMedian List$465K-1.1%|Denver · COMedian List$569K+1.6%|Detroit · MIMedian List$105K-2.8%|Duval County · FLMedian List$297K-2.3%|El Paso · TXMedian List$260K+3.7%|Fort Worth · TXMedian List$332K-2.1%|Franklin County · OHMedian List$320K+3.2%|Fresno · CAMedian List$375K+2.1%|Harris County · TXMedian List$327K+0.6%|Houston · TXMedian List$340K+0.6%|Indianapolis · INMedian List$260K+2.3%|Jackson County · MOMedian List$275K+7.0%|Jacksonville · FLMedian List$309K-2.1%|Jefferson County · KYMedian List$248K-4.3%|Kansas City · MOMedian List$240K+4.3%|King County · WAMedian List$850K-4.0%|Las Vegas · NVMedian List$440K-1.1%|Los Angeles · CAMedian List$950K-0.5%|Louisville · KYMedian List$275K0.0%|Maricopa County · AZMedian List$458K-0.4%|Marion County · INMedian List$259K+3.7%|Mecklenburg County · NCMedian List$407K-5.3%|Memphis · TNMedian List$202K+2.5%|Mesa · AZMedian List$450K-3.1%|Milwaukee · WIMedian List$243K+5.7%|Multnomah County · ORMedian List$518K-1.2%|Nashville · TNMedian List$480K+1.0%|New York · NYMedian List$899K+0.5%|Oklahoma City · OKMedian List$275K-0.6%|Oklahoma County · OKMedian List$259K-0.7%|Philadelphia · PAMedian List$249K+0.3%|Phoenix · AZMedian List$480K0.0%|Pima County · AZMedian List$373K+0.9%|Portland · ORMedian List$640K-6.0%|Sacramento · CAMedian List$510K+4.0%|San Antonio · TXMedian List$236K-1.2%|San Diego · CAMedian List$994K+4.2%|San Francisco · CAMedian List$1.4M+1.7%|San Jose · CAMedian List$1.3M-11.9%|Santa Clara County · CAMedian List$1.3M+0.1%|Seattle · WAMedian List$874K-2.8%|Shelby County · TNMedian List$259K-2.4%|Suffolk County · MAMedian List$857K+7.3%|Tarrant County · TXMedian List$385K-1.2%|Travis County · TXMedian List$497K-5.3%|Tucson · AZMedian List$324K-0.9%|Wayne County · MIMedian List$160K0.0%|
Property-class scope

The story of this market

The typical home in ZIP 49405 sells for about $210,000, or $86 per square foot.

Prices are roughly flat from a year ago (0%), a market in balance. Homes take about 87 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $788 a month.

ZIP market report · consumer edition · quarterly refresh
Track this ZIP

ZIP 49405 — Custer

St. Joseph County →refreshed Sep 22, 2026next refresh Oct 22, 2026
Market mood · neutral

The market in 49405 shows stable pricing and moderate inventory levels. Sales activity is consistent with regional trends in St. Joseph County, where closed sales have seen a slight year-over-year decline.

Parent geography
Custer · no city intel reportMason County →Michigan state →
Aerial view · ZIP boundaries2020 Census ZCTA boundary over current aerial imagery
Leaflet Imagery © Esri, Maxar, Earthstar Geographics
Land area · 181.3 km²Water area · 1.4 km²U.S. Census Bureau TIGERweb — 2020 Census ZCTA5 boundary
Median sale price
$210,000
0% year over year
Corroboration pending — anchor baseline forms on the first refresh cycles
Days on market
87 days
Active listings
875
Listings with price cuts
28%
share of active listings
Sale-to-list ratio
98%
of asking price
ZIP Market ScoreZIP-SCORE-1.3 · 4/4 sections graded
58
Composite · average of graded sections
Computed only from this report's published readings — sections without data are excluded, never estimated.
50
Growth/100

Median prices moved sideways 0.0% year over year.

55
Liquidity/100

Homes spend a median of 87 days on market with 3.0 months of supply — a balanced-paced market.

60
Momentum/100

28% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.

67
Safety & stability/100

no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 9.0% · poverty 11.5% — a mixed stability profile.

Census trends · population flowsACS 2020-2024 5-year estimates
Population change
+0.5%

versus the prior ACS vintage

Net migration
0 people

in-migration and out-migration balanced

Population base
1,635

ZCTA 49405

Immigration & foreign-bornU.S. Census Bureau ACS · ZIP granular
Foreign-born share
0.2%
Foreign-born residents
4
Naturalized (of foreign-born)
50%
Non-citizens (of population)
0.1%
Entered 2010 or later (of foreign-born)
50%
World region of birth (foreign-born)
Asia
50%
Americas
50%

ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.

Discovery profileACS 2020-2024 5-year estimates
Census profile · ZCTA 49405
Population
1,635
Median age
42.8 yrs
Owner-occupancy
72%
Median home value
$195,000
Median gross rent
$1,100
Median household income
$58,000
Median year built
1974
Vacancy rate
4%
Renter share
28%
Owner cost burden
18%
Renter cost burden
35%
Population change
+0.5%
Net migration
0
Work-from-home share
12%
Mean commute
24 min
Bachelor's or higher
22%
Unemployment
9%
Poverty rate
11.5%
Avg household size
2.6
White
88%
Hispanic
5%
Black
3%
Other
4%

Data retrieved from data.census.gov ZCTA-level tables.

Major amenities · ZIP 49405
Entertainment venues, stadiums & amphitheaters
3 · 20 mi
Family fun & things to do
6 · 13 mi
Museums, galleries & history
6 · 20 mi
Parks, trails & nature
4 · 13 mi
Lakes, marinas & beaches
3 · 20 mi
Golf
1 · 13 mi
Shopping & dining districts
3 · 13 mi

Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.

Sources · 4 cited
FRED St. Louis Fed Inventory MetricsMy Home Real Estate Zip DataIndiana Realtors St. Joseph County ReportUS Census Bureau Data

Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.