The story of this market
The typical home in ZIP 48809 sells for about $164,000, or $115 per square foot.
Prices are up +3.2% from a year ago, so sellers still have some momentum. Homes take about 58 days to sell. HUD's fair market rent for a two-bedroom is $839 a month.
ZIP 48809 — Belding
The housing market in 48809 remains stable with modest price appreciation and a focus on affordability. Inventory levels are balanced, and the area continues to attract families looking for value outside of the major metro centers. Figures for specific market metrics like active listings and days on market are based on current regional trends as specific ZIP-level real-time data is limited.
This ZIP is well-suited for families and local workers seeking affordable homeownership in a small-town setting with access to regional employment hubs.
Median prices moved up 3.2% year over year.
Homes spend a median of 58 days on market with 4.2 months of supply — a fast-moving market.
18% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.4% · poverty 9.5% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 48809
The area is served by Belding Area Schools, which generally maintains a standard academic profile consistent with rural Michigan districts.
The region is subject to standard Midwestern weather risks including seasonal wind and winter storms; flood risk is localized to areas near the Flat River.
Economic momentum is driven by local manufacturing and small-scale commercial development in Belding, with infrastructure focused on regional connectivity.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Michigan) — Disabled Veterans Homestead Exemption: Provides an exemption from property taxes levied for school operating purposes and potentially other local taxes depending on eligibility. State (Michigan) — General Property Tax Act: 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.
Commuting is primarily car-dependent, with residents traveling toward Grand Rapids or Greenville for employment via M-44 and M-91.
The area features access to the Flat River, local parks such as Lightning Bend Park, and proximity to regional trail systems and golf courses.
The rental market is characterized by a mix of single-family homes and small multi-family units, with vacancy rates around 8.8% and steady demand for affordable housing.
The local economy is anchored by manufacturing and agricultural support services, with significant employment ties to the broader Grand Rapids metro area.
Transportation is primarily served by state highways M-44 and M-91, with limited public transit options available.
Development is focused on small-scale residential infill and maintenance of existing commercial infrastructure.
Parcels are subject to local school district taxes and county-level millages for public services.
Property insurance premiums are generally stable, reflecting the area's low-to-moderate risk profile for natural disasters.
Data retrieved from US Census Bureau ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment. Source: NCES EDGE public school locations 2023-24.
A popular local park featuring river access and recreational space.
Provides fishing and scenic views throughout the Belding area.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.