The story of this market
The typical home in ZIP 49349 sells for about $199,900, or $210 per square foot.
Homes take about 83 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $873 a month.
ZIP 49349 — White Cloud
The 49349 market is characterized by high vacancy rates and structural economic challenges that limit broad appeal. While home values appear affordable, the market requires specialized investor knowledge to manage risks associated with income volatility and high vacancy. No specific data for sales counts, price cuts, or tax rates were available at the ZIP level.
This ZIP is best suited for Section 8 landlords, local operators, and specialized value-add investors who can navigate the high vacancy and structural economic challenges of the area.
Median prices moved sideways 0.0% year over year.
Homes spend a median of 83 days on market with 0.0 months of supply — a balanced-paced market.
0% of listings have cut prices · homes sell at 0% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) — a stable, low-distress profile.
ZCTA 49349, Newaygo County MI
Employment concentration in 49349 leans toward sectors with higher volatility, impacting local economic stability.
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 rental market shows high vacancy rates at 27.7%, with rent figures largely estimated from HUD fair-market data rather than observed market transactions.
The local economy is characterized by employment in sectors with higher volatility, leading to income fluctuations for residents.
Data sourced from Repit and Coldwell Banker market reports.
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.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.