The story of this market
The typical home in ZIP 49406 sells for about $475,000, or $389 per square foot.
Prices are up +5.2% from a year ago, so sellers still have some momentum. Homes take about 45 days to sell. HUD's fair market rent for a two-bedroom is $2,200 a month.
ZIP 49406 — Douglas
The 49406 housing market is characterized by high price points and significant seasonal inventory, reflecting its status as a retirement and vacation destination. Sales activity remains steady, with homes selling near asking price, though the high vacancy rate is driven by seasonal ownership rather than market distress.
This ZIP is primarily a retirement and seasonal lakefront community, best suited for retirees and second-home buyers attracted to the Lake Michigan waterfront.
Median prices moved up 5.2% year over year.
Homes spend a median of 45 days on market with 6.2 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 100% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 1.3% · poverty 3.1% — 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 8.9%/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 5.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 49406, Allegan County MI
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.
The local economy is heavily driven by tourism, seasonal hospitality, and retirement services.
Data retrieved from data.census.gov ZCTA 49406 profile.
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.
Primary anchor for the community's identity and tourism.
Public access point to Lake Michigan.
Key-figure check: median price diverges 47.4% from the nearest retained anchor (published ten-year series (2025)) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Research outlier held out — this pass returned a median of $700,000 (47.4% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration. Validation: the flagged $700,000 (+47.4% vs the published ten-year series (2025)) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.