The story of this market
The typical home in Eaton County, Michigan sells for about $259,774, or $152 per square foot.
Prices are up +1.9% from a year ago, so sellers still have some momentum. Homes take about 35 days to sell. Over the long run, values in this county have grown 89% since 2000. Last year 22 of 29 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is strong wind, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,323 a month.
HUD sets the fair market rent for a 2-bedroom at $1,323 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
+3.5%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2024 (+11.5%). Worst: 2009 (-13.3%). Hover to read a year.
Monthly price momentum
Home values since 2015
+4.5%
MI · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,685
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+3.5%
2025 change
FHFA repeat-sales index, median of 29 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
34
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $30,022,728.
Mortgage activity
Home lending in this county
80.1%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 4919 | 2905 | 80.1% | 2.3% | $165,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Eaton County, Michigan
Eaton County's residential real estate market remains steady with balanced fundamentals, recording a median sale price of $259,774 and modest year-over-year price growth of 1.9%. Properties maintain brisk liquidity with a median 35 days on market and a sale-to-list ratio hovering close to asking at 99.9%. Substantial ongoing industrial and technology investment in Delta Township continues to underwrite solid regional employment and housing demand across suburban and rural townships.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 11 cities · 15 ZIP reports
Median prices moved up 1.5% year over year.
Homes spend a median of 20 days on market with 0.1 months of supply — a fast-moving market.
6% of listings have cut prices · homes sell at 18.91% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.1% · poverty 9.6% — a stable, low-distress profile.
ACS 2024 5-year estimates. Aggregate published statistics for this county — never individual records, and never an attribute of any individual property or resident.
Deterministic aggregate of 15 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Eaton County, Michigan — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 22
researched Sep 22
researched Sep 20
researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 20
researched Sep 22
researched Sep 22
researched Sep 22
| 48808 | Bath | $438,900 | $256 | +2.1% | 57 | 98.5% | 15% | 3.2 | 28 | $1,283 | researched Sep 22 |
| 48813 | Charlotte | $299,900 | $185 | +5.7% | 55 | 98.5% | 12% | 4.2 | 57 | $957 | researched Sep 22 |
| 48821 | Dimondale | $329,900 | $165 | 0% | 45 | 98% | 40% | — | 5 | $1,065 | researched Sep 20 |
| 48827 | Eaton Rapids | $263,672 | $149 | +2.9% | 34 | — | — | — | — | $989 | researched Sep 22 |
| 48837 | Grand Ledge | $329,450 | $172 | 0% | — | — | — | — | 95 | $1,129 | researched Sep 22 |
| 48861 | Mulliken | $245,000 | $158 | +3.2% | 42 | 98.5% | 15% | 3.5 | 12 | $1,039 | researched Sep 22 |
| 48876 | Potterville | $303,000 | $165 | +13.9% | 45 | 98.5% | 12% | 3.1 | 56 | $1,138 | researched Sep 20 |
| 48890 | Sunfield | $171,000 | $152 | +7.3% | 37 | 100.3% | 14% | 2.4 | 722 | $1,033 | researched Sep 22 |
| 48906 | Lansing (Delta Township part) | $162,000 | $153 | +11.9% | 37 | 100% | — | 2 | 123 | $1,093 | researched Sep 22 |
| 48911 | Lansing | $180,000 | $153 | +2.1% | 37 | 100% | — | 2 | 692 | $943 | researched Sep 22 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Eaton County maintains violent and property crime rates notably lower than neighboring urban Ingham County (Lansing core) and below Michigan state averages. Delta Township and the western rural townships report minimal violent offenses, with property thefts concentrated primarily around major retail corridors along Saginaw Highway. Law enforcement coverage is provided primarily by the Eaton County Sheriff's Office alongside municipal police departments in Charlotte, Grand Ledge, and Eaton Rapids.
Eaton County is served by several solid-to-high performing independent public school districts, led by Grand Ledge Public Schools and Waverly Community Schools in the northern urbanized quadrant. Several elementary campuses, such as Willow Ridge and Lockwood Elementary, achieve above-average state academic metrics. Rural districts including Charlotte, Eaton Rapids, and Olivet serve smaller, community-centered student bodies with consistent graduation rates.
Flooding presents a moderate localized hazard (roughly 14% of properties) predominantly along the Grand River, Thornapple River, and Battle Creek river basins. Wildfire exposure is minimal, though seasonal winter freeze events, heavy snowfall, and convective severe convective wind/tornado risks represent regular weather threats. Homeowners insurance conditions remain comparatively stable relative to national disaster zones, though convective storm loss adjustments have pushed premiums upward.
Economic expansion is centered in Delta Township near the western Lansing periphery, anchored by General Motors' Lansing Delta Township Assembly plant and the Ultium Cells battery manufacturing campus. Complementary logistics, advanced manufacturing, and state-government vendor presence provide steady regional momentum. Surrounding southern and western townships maintain steady, low-density exurban residential build-out.
Michigan property taxes operate under Proposal A, which restricts taxable value growth to the lesser of inflation or 5% annually until property ownership transfers. Properties are assessed at 50% true cash value (State Equalized Value), with non-homestead properties subject to full school operating millages while primary residences benefit from the 18-mill Principal Residence Exemption (PRE). Eaton County total effective tax rates generally range between 1.4% and 1.9% depending on local school and township millages.
Eaton County's economy is anchored by automotive manufacturing, health insurance administration, logistics, and regional healthcare, bolstered by proximity to Michigan state government operations in adjacent Lansing. General Motors and Auto-Owners Insurance headquarter or major campus presences provide deep professional and advanced manufacturing employment. Agricultural operations, food processing, and educational institutions support the southern portion of the county.
Key highway corridors include Interstate 69 (connecting north-south from Canada/Port Huron toward Fort Wayne/Indianapolis), Interstate 96 (connecting Grand Rapids and Detroit), and Interstate 496 loop through Delta Township. The Capital Area Transportation Authority (CATA) serves Delta Township and connecting transit corridors into Lansing and East Lansing, while Capital Region International Airport sits just outside the northeastern county border.
In Michigan, property assessing is conducted at the local municipality level (16 townships and multiple cities across Eaton County) rather than a single county appraisal district, coordinated under the Eaton County Equalization Department. Assessors set the Assessed Value / State Equalized Value (SEV) at 50% of fair market value each year, while Taxable Value (TV) increases are capped under Proposal A at the rate of inflation or 5% until the property changes ownership.
Eaton County residents are served by several regional taxing authorities and special districts, including Lansing Community College (in participating northern townships), the Eaton Regional Education Service Agency (RESA), local district library authorities (such as Grand Ledge Area District Library), and dedicated countywide millages for 911 dispatch, senior services, and veteran relief.
Michigan operates a deregulated homeowners insurance market with rates moderately below high-catastrophe coastal states, although severe winter weather, freeze-thaw plumbing risks, and thunderstorm wind/hail damages drive annual loss ratios. Riverine flood insurance through FEMA's NFIP is relevant along low-lying sections of the Grand and Thornapple rivers, but broader countywide insurance availability remains stable.
- Zap Zone XL - Lansing4.613.1 mi
- High Caliber Karting and Entertainment4.820.4 mi
- Funcity Trampoline and Adventure Park3.712.5 mi
- Sky Zone Trampoline Park4.512.7 mi
- Launch Family Entertainment Lansing4.620.3 mi
- Breslin Center4.717.2 mi
- Spartan Stadium4.617.5 mi
- MSU Union4.617.9 mi
- Wharton Center for Performing Arts4.718 mi
- Celebration! Cinema4.512.4 mi
- Potter Park Zoo4.515.3 mi
- NCG Cinema - Lansing & IMAX!4.317.9 mi
- Celebration! Cinema4.512.4 mi
- Impression 5 Science Center4.715.1 mi
- Hawk Island Park4.614.3 mi
- Impression 5 Science Center4.715.1 mi
- Michigan History Center4.714.6 mi
- Eli and Edythe Broad Art Museum4.318.1 mi
- Historic Charlton Park4.722.1 mi
- R.E. Olds Transportation Museum4.815.1 mi
- Hawk Island Park4.614.3 mi
- Hope Sports Complex4.414.1 mi
- Fitzgerald Park4.711.8 mi
- Burchfield Park4.79.5 mi
- Frances Park4.612.9 mi
- Royal Scot Lansing4.115.2 mi
- Forest Akers East Golf Course4.416.5 mi
- Eldorado Golf Course4.514.3 mi
- Centennial Acres Golf Course4.614.4 mi
- Willow Wood Golf Club4.516.4 mi
- Horrocks Farm Market4.812 mi
- Meijer4.318.3 mi
- Meijer413 mi
- Meijer4.319.9 mi
- Lansing Mall3.713 mi
- Capital Region International Airport4.315.8 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Spanning 78 acres along the Grand River in Grand Ledge, this landmark park features ancient sandstone ledges popular for rock climbing, hiking, canoeing, disc golf, and community theater.
Located near Charlotte, Crandell Park encompasses a massive 160-acre inland lake created from a former quarry, offering non-motorized paddling, walking trails, and open green space.
Encompassing over a mile of Grand River frontage in Delta Township, Woldumar provides over five miles of maintained hiking and snowshoe trails through diverse woodland and wetland habitats.
A vibrant riverside downtown corridor featuring historic Victorian architecture, boutique retail shops, local eateries, craft breweries, and riverfront boardwalk access.
Established in 1844, this historic liberal arts college anchors the southern county with collegiate athletics, cultural arts programming, and distinctive architectural grounds.
Data retrieved from U.S. Census Bureau American Community Survey (ACS) 5-year estimates for Eaton County, Michigan.
applies when — Real property owned and used as a homestead by a disabled veteran or their surviving spouse.
Provides an exemption from property taxes levied for school operating purposes and potentially other local taxes depending on eligibility.
MCL 211.7b
applies when — Delinquency in real property tax payments.
A three-year forfeiture and foreclosure process. Property is forfeited to the county treasurer after two years of delinquency. If taxes remain unpaid by March 31 of the third year, the property is foreclosed upon by the Foreclosing Governmental Unit.
General Property Tax Act, Public Act 206 of 1893; MCL 211.78k
applies when — Transfer of interest in real estate consisting of not less than 1 or more than 4 residential dwelling units.
Sellers must provide a written disclosure statement to prospective buyers regarding the condition of the property, including known defects.
Seller Disclosure Act, Act 92 of 1993
Property is assessed at 50% of true cash value (State Equalized Value). Taxable value is capped at the lesser of the state equalized value or the previous year's taxable value adjusted by the consumer price index (up to 5%), unless a transfer of ownership occurs. The tax is calculated by multiplying the taxable value by the local millage rate.
General Property Tax Act, Public Act 206 of 1893
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.