The story of this market
The typical home in Montmorency County, Michigan sells for about $184,178, or $135 per square foot.
Prices are up +2.5% from a year ago, so sellers still have some momentum. Homes take about 120 days to sell, which is slow. Over the long run, values in this county have grown 83% since 2000. Last year 3 of 5 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is lightning, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,014 a month.
HUD sets the fair market rent for a 2-bedroom at $1,014 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
0%
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: 2023 (+23.5%). Worst: 2010 (-7.3%). 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
$1,404
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
0%
2025 change
FHFA repeat-sales index, median of 5 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
44
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $4,080,239.
Mortgage activity
Home lending in this county
78.9%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 464 | 280 | 78.9% | 4.5% | $115,000 |
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 Approval rate is approved ÷ decided (withdrawn and incomplete files excluded).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.
Montmorency County, Michigan
Montmorency County's housing market is characterized by low inventory and high seasonal vacancy rates, typical of a rural recreational area. Prices have seen modest growth, driven by demand for second homes and retirement properties, while the limited rental market remains tight.
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 · 2 cities · 2 ZIP reports
Median prices moved up 2.8% year over year.
Homes spend a median of 81 days on market with 5.7 months of supply — a balanced-paced market.
13% of listings have cut prices · homes sell at 96.69% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 7.2% · poverty 18.2% — a mixed stability 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 2 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.
Montmorency 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 5.4%/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
| 49709 | Atlanta | $215,000 | $142 | +2.4% | 88 | 96.5% | 12% | 6.2 | 42 | $699 | researched Sep 22 |
| 49746 | Hillman | $266,292 | $145 | +4% | 62 | 97.2% | 15% | 4.5 | 12 | $625 | 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.
Public education is provided by local districts serving rural populations, with performance metrics generally reflecting regional averages for Northern Michigan.
The county faces standard regional risks including winter weather impacts and forest fire potential in heavily wooded areas; insurance availability remains stable but sensitive to wildfire risk.
Economic momentum is driven by tourism, outdoor recreation, and small-scale forestry, with limited large-scale industrial development.
Property taxes are assessed at the local township level based on state-equalized values, with millage rates determined by local school districts and county government.
The county is a hub for outdoor recreation, featuring extensive access to the Au Sable River, numerous inland lakes, and vast state forest lands for hunting, fishing, and snowmobiling.
The rental market is extremely limited with very low inventory, primarily consisting of single-family homes and seasonal properties.
The economy is anchored by tourism, seasonal recreation, and local government services, with a high reliance on the natural resource sector.
Transportation is primarily via state highways M-32 and M-33, with no public transit infrastructure serving the rural county.
The county equalization department oversees property assessments, ensuring compliance with state-mandated valuation cycles.
Property owners are subject to local school district millages and county-wide special assessments for emergency services and road maintenance.
Property insurance premiums are influenced by the rural nature of the county and the prevalence of wood-frame construction in forested areas.
- Treetops Resort4.322.1 mi
- Otsego Resort3.925.1 mi
- Onaway Speedway4.719.3 mi
- Black Bear Golf Course3.925.5 mi
- Michaywé Pines Golf Course4.625.9 mi
- Clear Lake State Park4.54.5 mi
- Beaver Lake County Park4.519.7 mi
- Clear Lake State Campground4.74.5 mi
- Pizza Plus & Longhorn Saloon with the Game Room4.515.5 mi
- Emerick Park4.511.7 mi
- Call of the Wild Museum4.726.8 mi
- CoopersVille USA4.725.6 mi
- Paragon Ink4.726.2 mi
- Clear Lake State Park4.54.5 mi
- Beaver Lake County Park4.519.7 mi
- Pickerel Lake State Forest Campground4.819.5 mi
- Emerick Park4.511.7 mi
- Jack's Landing4.514.7 mi
- Mega Power Sports & Marine4.426.8 mi
- Rogers City Yacht Harbor4.728.9 mi
- Garland Lodge & Golf Resort4.419.5 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.
A premier destination for trout fishing and canoeing that draws visitors year-round.
Provides thousands of acres for hunting, hiking, and off-road vehicle trail access.
Data retrieved from US Census Bureau QuickFacts and Census Reporter.
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.