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Emmet County, Michigan

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Low transaction volume. Emmet County, Michigan averaged 4 sales in the latest reporting month, so YoY price moves can swing wildly between months and don't necessarily reflect market direction. Inventory + DOM + price-drop signals stay informative; the % change badges are suppressed below 10 monthly sales.
Median Sale Price
$200,000
low-volume — YoY suppressed
Active Inventory
52
Days on Market
45 days
Price Drops
1.9%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$150,000
Condo / Co-op Median
$436,000
SFR vs. Condo YoY Gap
-164.4%
condos outperforming SFR
DOM: SFR vs. Condo
80d / 6d
SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
13.0 mo
Buyer market

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
93.3%
Heavy price cuts

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
25%
Mixed

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in Emmet County, Michigan?

$223/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$446,635
Above median range (+123% vs median)
Region median
$200,000
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 2,687 sqft
$1,200,000
≈ 5,374 sqft
$2,000,000
≈ 8,956 sqft
$5,000,000
≈ 22,390 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $46K = 20% down + 3% closing on a $200K home
BUY + OWN
Median ending wealth $176K $107K real
Net gain on $46K upfront: $130K
Range: $176K → $176K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $200K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $253K $191K real
Net gain on $65K contributed: $189K
Range: $109K → $746K
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $65K total.
Median wealth delta: $78K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$176K$130K$391K$327K$216K rent
2010–2024$176K$130K$401K$337K$226K rent
2009–2023$176K$130K$398K$333K$222K rent
2008–2022$176K$130K$228K$164K$53K rent
2007–2021$176K$130K$292K$227K$116K rent
2006–2020$176K$130K$253K$189K$78K rent
2005–2019$176K$130K$224K$159K$48K rent
2004–2018$176K$130K$185K$121K$10K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+91.1%
surplus — buyer leverage
DOM vs. 24-Mo Avg
-19.3%
currently 45 days
Long-Term Avg Inventory
27
Long-Term Avg DOM
56 days

Mortgage & Price Stress

State HPI + national delinquency
National Mortgage Delinquency
1.89%
benchmark — 2026-01-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Value Ratios

Median home price ÷ county median income
Value / Income
2.7×
bargain
Median Household Income
$73,724
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
34,159
total residents
Total Housing Units
21,886
all units, occupied + vacant
Vacancy Rate
33.3%
high vacancy
Homeownership Rate
76.8%
of occupied units owner-occupied
Boomer Owners (65+)
29.2%
of homeowner households
Millennial / Gen-X Owners (35-54)
5.9%
of homeowner households
Pre-1949 Housing Stock
17.6%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
-20
losing people (2022–2023)
Inbound Returns
426
724 people moved in
Outbound Returns
447
744 people moved out
Net Returns
-21
household-filer basis

Top 5 Origins (where movers came from)

  1. Charlevoix, Michigan — 128 returns
  2. Cheboygan, Michigan — 113 returns
  3. Oakland, Michigan — 55 returns
  4. Grand Traverse, Michigan — 30 returns
  5. Kent, Michigan — 30 returns

Top 5 Destinations (where movers went)

  1. Cheboygan, Michigan — 126 returns
  2. Charlevoix, Michigan — 122 returns
  3. Kent, Michigan — 53 returns
  4. Oakland, Michigan — 44 returns
  5. Otsego, Michigan — 44 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
2,031
6.01% of pop. — moved here from outside the county
From Other States
442
1.31% of pop. — interstate inbound
From Abroad
49
moved into the county from outside the U.S.
Same House 1 Year Ago
89%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See Michigan statewide stats →

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