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Home & Property
Buying or owning a home in Michigan comes with a few surprises — property taxes that jump after you buy, a homestead exemption you have to claim, closing costs nobody warned you about. Here's what helps you make sense of the money side of your home.
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Buying, splitting, and passing down Michigan land
How many splits does the parcel have left, will the taxes pop up at transfer, does the PRE reach the back forty — the questions that decide what rural land really costs, plus the estate-planning words to know before the attorney visit.
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Owning land in Michigan, explained
The rulebook nobody hands you at closing: farming next to neighbors, the tax programs that reward keeping land green, property lines, wetlands and drains, zoning, and the solar-siting fight — and who actually decides each one.
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Property lines, fences, easements, and the 15-year clock
Boundary law is the one area where no agency will save you — only prevention or a judge. Surveys vs. GIS maps, adverse possession, easements in writing, the 1840s fence law, boundary trees, and who really owns the minerals.
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Water on your land: wetlands, drains, ponds, and the beach
The soggy back corner may be a state-regulated wetland, the roadside ditch may be a county drain you can be assessed for, and the Great Lakes beach below the high-water mark is walkable by everyone — the water rules, explained.
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Wells, septic systems, and what to check before you buy
Most homes in Luce County's townships rely on a private well and septic system, and the county has no point-of-sale inspection rule, so it's buyer beware.
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What changed in Michigan land and property rules for 2026
The PA 116 credit fix is signed and in effect, the Court of Appeals upheld most of the renewable-siting rules in May, the local-control ballot drive is suspended, and the annual tax numbers moved — the landowner's year in review.
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What to know about well and septic in Alger County
Outside Munising, most of Alger County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- so buyers should get their own.
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What to know about well and septic in Baraga County
Outside the villages, most of Baraga County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it offers one that some home loans and buyers ask for.
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What to know about well and septic in Chippewa County
Outside Sault Ste. Marie, most of Chippewa County is on private well and septic. Michigan has no statewide septic code, and the county doesn't force an inspection just because a property is sold -- so it's on the buyer to check the system before closing.
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What to know about well and septic in Delta County
Outside Escanaba and Gladstone, most of Delta County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it can evaluate a system if you ask.
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What to know about well and septic in Dickinson County
Outside Iron Mountain, Kingsford, and Norway, most of Dickinson County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it offers evaluations some home loans require.
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What to know about well and septic in Gogebic County
Outside the cities, most of Gogebic County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it offers one that some home loans and buyers ask for.
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What to know about well and septic in Houghton County
Outside the cities and villages, most of Houghton County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it offers one that some home loans and buyers ask for.
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What to know about well and septic in Iron County
Outside the cities and the village of Alpha, most of Iron County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it offers evaluations some home loans require.
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What to know about well and septic in Keweenaw County
Nearly all of remote Keweenaw County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it offers one that some home loans and buyers ask for.
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What to know about well and septic in Marquette County
Outside the cities, much of Marquette County is on private well and septic. Michigan has no statewide septic code, and the county health department doesn't require an inspection purely because a property is sold -- though it checks the septic when you apply for a well permit, and some home loans ask for one.
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What to know about well and septic in Menominee County
Outside the cities and villages, most of Menominee County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it can evaluate a system if you ask.
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What to know about well and septic in Ontonagon County
Almost all of Ontonagon County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- though it offers one that some home loans and buyers ask for.
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What to know about well and septic in Schoolcraft County
Outside Manistique, most of Schoolcraft County is on private well and septic. Michigan has no statewide septic code, and the local health department doesn't require an inspection when a property is sold -- so buyers should get their own.
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Bluffs, Dunes, and Erosion on Leelanau's Lake Michigan Shore
Leelanau's Lake Michigan bluffs and dunes are ancient glacial features still actively eroding — landslides, moving sand, and high-water years all matter if you're eyeing shoreline property.
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Inland Lake Levels and Special Assessments in Leelanau County
Michigan law can set a lake's water level by court order, and both waterfront and lake-access parcels may owe annual special assessments to maintain it.
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Leelanau Township's Private Road Ordinance
Leelanau Township has a formal ordinance governing private roads — a useful first stop for anyone buying property on a private road there.
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Short-Term Rental Permits in Leelanau Township
Leelanau Township requires a permit for any short-term rental, with guest limits tied to bedroom count and septic capacity.
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Sleeping Bear's Moving Shoreline: Bluff Erosion and Coastal Landslides
The bluffs at Sleeping Bear Dunes are glacial moraines that erode continuously and can slide suddenly — and Lake Michigan's cyclical water levels mean the risk rises and falls over the decades.
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Wells and septic in Newaygo County: what buyers should know
Newaygo County does not require point-of-sale well and septic inspections, so rural buyers should make their own checks part of the offer.
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Wells and septic in the townships
Presque Isle County township buyers should understand private wells, septic systems, DHD#4 permits, and the lack of a sale-time inspection rule.
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Wells, septic systems, and what to check before you buy
Mackinac County township buyers should check private wells and septic systems because there is no automatic sale-time inspection rule.
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Wells, septic systems, and what to check before you buy
Montmorency County township buyers should understand private wells, septic systems, DHD#4 permits, and the lack of a sale-time inspection rule.
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Wells, septic, and the rules out here
Oceana County township buyers usually need to check private wells and septic systems themselves because there is no point-of-sale inspection rule here.
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Wells, septic, and what to check before you buy
Alpena County township buyers should check private wells and septic systems themselves because there is no automatic point-of-sale inspection rule.
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Wells, septic, and what to check before you buy
Cheboygan County township buyers should check private wells and septic systems themselves because there is no automatic point-of-sale inspection rule.
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Wells, septic, and what to check before you buy
St. Clair County township buyers should check private wells and septic systems themselves because there is no automatic point-of-sale inspection rule.
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Wells and septic in Lake County: what buyers should know
Lake County does not require point-of-sale well and septic inspections, so rural buyers should make their own checks part of the offer.
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Wells and septic in Mason County: what buyers should know
Mason County does not require point-of-sale well and septic inspections, so rural buyers should order their own checks.
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Wells and septic in Missaukee County: what buyers should know
Missaukee County does not require point-of-sale septic inspections, so township buyers should order their own well and septic checks.
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Wells and septic in Wexford County: what buyers should know
Wexford County well and septic inspections are voluntary at sale, so rural buyers should order their own inspection and check permits early.
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Well and septic in Benzie County
Benzie County has required well and septic evaluations at property transfer since 1992.
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Well and septic in Grand Traverse County
Grand Traverse County has a 2026 time-of-transfer well and septic rule for homes near surface water, plus township-level record checks.
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Well and septic in Kalkaska County
Kalkaska County requires point-of-sale well and septic evaluations before many rural property transfers.
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Well and septic in Leelanau County
Leelanau County has a countywide time-of-transfer rule requiring well and septic evaluations before most property sales or transfers.
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Buying in Canadian Lakes: it's a private community
Canadian Lakes buyers should budget for property-owner membership, dues, and community rules.
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Buying in Sugar Springs: it's a private community
Sugar Springs is a private lake community in Butman Township, Gladwin County, with POA dues and rules.
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Buying on Secord, Smallwood, or Wixom Lake? Know the dam story
Several Gladwin County townships are in the Four Lakes dam-rebuild special-assessment district.
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Out in the township? Plan on a well and septic -- and check them before you buy
Arenac County townships are buyer-beware for private wells and septic systems at sale.
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Out in the township? Plan on a well and septic — and check them before you buy
Osceola County townships are buyer-beware for private wells and septic systems at sale.
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Out in the township? Plan on a well and septic — and check them before you buy
Roscommon County townships are buyer-beware for private wells and septic systems at sale.
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Secord Township: a septic inspection is required when you buy
Secord Township is the one Gladwin County township where CMDHD requires a well and septic evaluation at sale.
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Well and septic in Antrim County
Antrim County township buyers should expect wells and septic systems, with mandatory time-of-transfer checks in a few lake jurisdictions.
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Well and septic in Charlevoix County
Charlevoix County township buyers should expect wells and septic systems, with buyer-beware septic checks outside municipal utilities.
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Well and septic in Crawford County
Crawford County township buyers should expect private wells and septic systems, with inspections handled by the buyer.
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Well and septic in Emmet County
Emmet County township buyers should expect wells and septic systems, with buyer-beware septic checks outside municipal utilities.
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Well and septic in Oscoda County
Oscoda County buyers should expect private wells and septic systems, with inspections handled by the buyer.
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Well and septic in Otsego County
Otsego County township buyers should expect private wells and septic systems, with time-of-transfer checks depending on the township.
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Well and septic in rural Alcona County
Outside Harrisville, Alcona County buyers should plan on private wells, septic systems, and buyer-paid inspections.
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Well and septic in rural Iosco County
Rural Iosco County homes often use private wells and septic systems, and buyers should inspect them before closing.
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Well and septic in rural Ogemaw County
Most Ogemaw County township homes use private wells and septic systems, and buyers should inspect them before closing.
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Wells and septic in the townships: get your own inspection
Most Gladwin County township buyers should arrange their own well and septic inspection before closing.
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Wells and septic in the townships: get your own inspection
Mecosta County township buyers should arrange their own well and septic inspection before closing.
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Big rivers meet here, so check the flood maps
Saginaw County's low river corridors can put homes in mapped flood zones, so buyers should check FEMA and county flood maps.
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Buying along the Lake Huron shore
Lake Huron shoreline property in Sanilac County can mean erosion history, public-trust beach access, and state permits for work near the water.
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Buying near the water
Great Lakes shoreline property in Huron County can mean erosion history, public-trust beach access, and state permits for work near the water.
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Buying on (or near) a Barry County lake?
Barry County lake homes can come with legal lake levels, lake special assessments, lake associations, and lake-specific boating rules.
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Buying on (or near) a Branch County lake?
Branch County lake homes can come with legal lake levels, lake special assessments, lake associations, and lake-specific boating rules.
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Buying on (or near) a Calhoun County lake?
Calhoun County lake homes can come with legal lake levels, lake special assessments, lake associations, and lake-specific boating rules.
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Buying on (or near) a Hillsdale County lake?
Hillsdale County lake homes can come with legal lake levels, lake special assessments, lake associations, and lake-specific boating rules.
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Buying on (or near) a Jackson County lake?
Jackson County lake homes can come with legal lake levels, special assessments, lake boards or associations, and lake-specific boating rules.
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Buying on (or near) a Lenawee County lake?
Lakefront homes in Lenawee County's Irish Hills can come with legal lake levels, special assessments, and lake-specific boating rules.
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Buying on a lake in Ionia County
Lakefront buyers in southwest Ionia County should ask about lake boards, special assessments, lake rules, and septic systems near the water.
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Buying on a lake in Isabella County
Lakefront buyers in Isabella County should ask about lake boards, special assessments, lake levels, boat rules, and septic systems near the water.
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Buying on one of the county's lakes
Lapeer County lakefront buyers should ask about legal lake levels, assessments, dock rules, associations, and septic systems.
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Lake country: "Twenty lakes in twenty minutes"
Clare County lakefront buyers should ask about lake boards, special assessments, lake rules, and septic systems near the water.
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Lake country: buying on the water in Montcalm
Lakefront buyers in Montcalm County should ask about lake boards, special assessments, lake levels, boat rules, and septic systems near the water.
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