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From 1980 to 1990 there was a 24% gain in the number of Livingston County households, and a 42% gain from 1990 to 2000. Current estimates show a gain of 23% (12,493 households) from 2000 to June 2006.  Households in a community are equivalent to the number of occupied housing units. The total stock of housing units is generally greater than the number of households due to the supply of vacant or seasonal housing units. 

For instance, in 1980 the census recorded a total of
33,149 housing units versus 31,344 households. The
1990 Census recorded 41,863 housing units and 38,887 households, and in the 2000 Census 58,919 housing units versus 55,384 households were recorded.

Although population is an important factor to consider
when contemplating the potential future impacts upon a community, it is the built environment or housing units that will accommodate this future population growth and have the most impact on future land use. The number of housing units in Livingston County increased significantly between 1980 when the Census recorded 33,149 housing units and 1990 when the Census recorded 41,863 housing units. The change in number of housing units during this decade reflected a growth of 8,714 new housing units. The following 1990 to 2000 decade reflected an even more significant change in county housing units; the 17,056 new housing units recorded during this decade was more than double that of the previous decade, resulting in a 41% increase in the number of county housing units between 1990 and 2000. Current housing unit estimates (June 2006) reflect an
increase of 13,153 housing units since the 2000 Census, resulting in a 22% change.

According to the 2000 Census and current 2006
estimates, Hamburg Township is the Livingston County township that contains the largest number of housing units and households. Conway Township contains the smallest number of housing units and households. Among the county’s cities and villages, the City of Howell has the largest number of housing units and households, and the Village of Pinckney has the least number. Geographically the southeast quadrant of Livingston County, including the City of Brighton, Brighton, Genoa, Hamburg and Green Oak Townships contains 49.6% or nearly half of Livingston County’s Census 2000 housing stock (29,214 housing units out of a county total of 58,919) and 49.5% or nearly half of all county households (27,416 households).

This is no surprise given that the southeast quadrant of Livingston County also accounts for 48.8% of the 2000 Census population of 156,951. The northeast quadrant is the second fastest growing area in Livingston County.  Growth in the townships of Hartland, Oceola, Deerfield and Tyrone Townships appears to be expedited by the U.S. 23 and M-59 corridors that traverse these communities. This quadrant contains 19.3% of the county’s housing stock (11,367 housing units) and 19.4% of all county households (10,720 households).

The northwest quadrant of the county which contains
the City of Howell, the Village of Fowlerville and the
townships of Howell, Handy, Conway and Cohoctah, is
the third most residentially developed area of the county with 18.3% of the county’s housing stock (10,800 housing units) and 18.6% of all county households (10,274 households). The southwest quadrant of the county contains the least amount of the county’s housing stock with 12.8% or 7,538 housing units located throughout the communities of the Village of Pinckney and Iosco, Marion, Putnam, and Unadilla Townships. This quadrant comprises 12.6% of all county households or 6,974 households.

SEMCOG projects that by 2030 Livingston County’s total households will grow another 99.5%. SEMCOG also forecasts that from 2000 to 2030 ten of sixteen Livingston County townships will experience a doubling of their number of households. The Cities of Howell and Brighton and the Villages of Fowlerville and Pinckney are not expected to gain as many households (the gain ranges from 22.3% to 50.3%).

Despite increases in the number of households, housing units and population in Livingston County, the number of persons per household continues to decline. SEMCOG estimates that there are 2.71 persons per county household in 2006. This is less
than the 2000 Census figure of 2.80 persons per household, the 1980 figure of 3.15 and the 1990 figure of 2.94 persons per Livingston County household. Between the censuses of 1990 and 2000, this decrease can probably be attributed to a 49% gain in the total number of housing units constructed and only a 36% increase in population during this same time period; there were more housing units for fewer people.  The decrease can also be attributed to the national trend towards fewer births since the end
of the Baby Boom in the 1960’s. Despite this decrease in the number of persons per household, Livingston County has a slightly higher number of persons per household than the 2000 state average of 2.56. The Southeast Michigan Council of Governments projects that the number of persons per Livingston County household will decline to 2.54 by the year 2030 ( a 1980 - 2030 decrease of -19.4%).

In the 2000 Census, average household size in Livingston County townships ranged from a high of 3.19 in Iosco Township to a low of 2.72 in Genoa Township. Unadilla Township realized the largest decrease in household size among townships at 0.26 (a quarter of a person per household decrease). Within the cities and villages, average household sizes ranged from a high of 2.90 in the Village of Pinckney to a low of 2.15 in the City of Brighton. The City of Brighton experienced the largest decrease in household size among the cities and villages at 0.25 (a quarter of a person per household decrease). 

The 2000 Census reveals that 78.6% of households in Livingston County are families, and the other 21.4% are nonfamily households. Of the family households, most are married-couple families (87%). The figures for married-couple family households have declined since 1980 when 89% of all family households consisted of married couples and since 1990 when 88.7% of all family households consisted of married couples. In the 2000 Census, married couple family households total 37,939 households, which is 68.5% of all Livingston County households. This is higher than the national percent according to the U.S. Census Bureau who state that the majority of households in the U.S. (52%) were maintained by married couples. In Livingston County, approximately ½ of all married couple family households (49.7%) contain their own children under the age of 18. Therefore, the lion’s share of households or occupied housing units in Livingston County, 34.5% (19,095 households), are occupied by a married couple without children. Within the majority of Livingston County communities, married couple families comprise over 60% of all households.  Therefore, these communities contain a greater share of married couple families than the national percent (52%).  Three communities including the cities of Howell and Brighton and the Village of Fowlerville, contain less than the national percent (41.8%, 44.3% and 44.4% of all households respectively).

SEMCOG forecasts that Livingston County will experience substantial growth in both households with children and households without children. Although the gain will be significant for households with children (70.2 % from 2000 to 2030), the growth will be much more dramatic for households without children (120.6 % from 2000 to 2030).

According to multi-listing figures tabulated by County
Planning, the average Livingston County housing sales price nearly doubled in the ten years between 1992 ($124,292) and 2002 ($237,672). A 91% change in average sale price occurred during this time period.
During this time period the largest annual increase in
average housing sale price was between the years 1999 and 2000 when the average price increased by $17,166. 

The median housing sale price is a more accurate
indicator of housing price because it is not influenced by the sale of very expensive homes, such as those over $1 million, which tend to pull the average sales price up.  The median sales price has increased by 88% in the last ten years from $114,900 in 1992 to $216,000 in 2002.  The southeast quadrant of Livingston County (Hamburg, Green Oak, Brighton and Genoa Townships and the City of Brighton) has consistently maintained the highest average and median housing sales price in the county with a 2002 average of $262,104 and a median of $240,863. The northeast quadrant has the second highest 2002 average and median housing sale price with $240,961 and $221,950 respectively.

Livingston County Michigan

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Last updated: 09/30/2009 by: D. Gregor