[jackmichigan]

Although wave action contributes to shoreline erosion along the Great Lakes, the principal driving force is the lake level. Lake Michigan/Huron is at its highest lake level in over 100 years. The lake level is about 6 feet higher than it was just seven years ago. Lake levels have fluctuated on a cyclical basis but no one can say for sure what the next few years will bring. The lake levels could (hopefully) subside, but they could continue to rise. Remember, historically, Great Lakes water levels have been much higher at times. It could be a good time to buy shoreline property if the lake levels quickly recede, but it may be a risky proposition if they continue to rise. A friend of mine just sold his lakefront cottage this past year. He figured that he could have gotten 5-10% more had the lake level not risen so dramatically in the past couple of years (he lost most of his beach). I'd be a bit wary about investing too much money into a property that was at high risk of erosion--of the beach and of the value.

Here's a link that shows the fluctuating Great Lakes water levels since 1918:
http://lre-wm.usace.army.mil/Forecas...GLWL-Graph.pdf

[roadwarrior101]

We were up in the Traverse City area a couple years ago, along with Mackinac Island. We went on the peninsula for wine tasting and also went over to Sleeping Bear Dunes. We were there in August and it was glorious (a bit humid but we liked it). I think that would be a great place to be about 3 months out of the year. I literally cannot imagine living there the rest of the year. My blood is far too thin for that (I live in California).

That said, I though the people were great, the scenery gorgeous and the restaurant scene much better than I had expected. Would go back there in a heartbeat during the summer months.

[DTWflyer]

Worst time of the year in Northern Michigan is mud season from about mid-March through late-May.
Winter activities are done, and it takes forever for things to green-up.

Mid-Nov to early December can be rough too, before where the seasons battle back and forth between late fall & early winter, and the daylight hours are short. Some brutal wind storms cold rain / snow mix and also a very gloomy time of the year.

[lookingaround12345]

Originally Posted by Anotherusernametoremember

Yes, let me say more. We live in Connecticut but my husband grew up in Ann Arbor. Family spent summers in this area - Harbor Springs. I love cold weather and snow. Connecticut is far too warm for me. I honestly, truly don’t understand how people can live south of Connecticut. Lol. I barely leave the house in mid-summer. But 35 degrees and clear? Perfect running weather. Snow up to your elbows? Baking time! No electricity for 11 days (a Connecticut specialty)? Candles and sleeping bags by the fireplace. Honestly, rural northern Michigan has better electrical grid/ infrastructure, better internet, much lower taxes and cost of living, nicer people, better festivals and public events, and access to better public universities than we have — with waterfront. (We’re in the mountains of northwestern Connecticut, not by the shore). I can’t wait to move.

We’re not that familiar with the little towns in northern Michigan, though. We’re still in the research phase and are looking at everything. We’re centered on traverse city because he wants to be near ‘the city’ and the airport. But the more I search the more I like the outlying little towns.

I’m more interested in being on the water, but both of us are concerned about shoreline erosion. But what I see in the real estate market doesn’t reflect that concern. Waterfront properties are scarce and precious while ‘off water’ - just one lot back - are far less. I know that makes sense, given the views and access, etc. But what is the ‘smart buy’ for the long term? What characteristics should we be looking for for a safer, erosion resistant waterfront? Or should we avoid it altogether? Do inland lakes have any issues — or is that the best way to get the waterfront life without the worry? If we do look for a lake are there any that offer access to town or shopping, for year round living? Are there a quiet lakes that aren’t full of Airbnb’s? We don’t boat. Just want to enjoy the peace and quiet of the wave sounds.

I just bought shoreline on Lake Huron. The water is very high. Although it isn't Lake Michigan it should be a great time to look. With the water up any possible problems should be obvious. This makes it a good time to look. The land I bought had lost around 60' of beach. I am happy with the water coming right to the shore and not have the rocks. However some people like that. I am happy with the land that's there and it won't be going anywhere. Had I bought a few years back maybe I would find it disturbing.

Make sure the house you buy is set far enough back and enjoy the ups and downs of the lake.

[Anotherusernametoremember]

Thanks everyone for the great advice. We’re now going to rent in the area and take our time looking before we buy. Looks like we’ll miss the summer and get to enjoy pre-winter, winter and mud season! We’ll be ‘seasoned’ by the time we become permanent. And have snow tires.

[DTWflyer]

That is actually a good idea to rent, look around, and get a feel of the area, especially when trying to look from out-of-state.
Yes, good idea to experience the area not just in summer but also in winter too. Particularly to get a feel with out sleepy and isolated some of the smaller towns can get in the winter months.

Its been a warm summer for Northern Michigan. Its still full-on summer, and frankly I hope it lasts as long as possible and we have an awesome fall as well. I love the August-October stretch up north. Summer will hang on until about mid-September, fall really starts late September through late October but comes to a pretty abrupt end usually in late-Oct/early November.

Just got home from another long weekend up north. It was hot Sat & Sun but up north standards. It was noticeably less busy than 2 weeks ago, as its transitioning to end-of-summer / back to school time.

[Hiruko]

Originally Posted by DTWflyer

Good to know, that's great you have familiarity with the region and also know what to expect and like winter.
Some people just don't realize how much different the winter is in places up there than in SE Michigan.

Sounds like you somewhat want to be in reasonable distance to Traverse City and all it has to offer. Hence it being the regional hub for all things commerce, shopping, medical, airport, festivals, the arts.
If you want to stay within a reasonable distance to and go back and forth to TC you won't probably want to go too far north outside the end of the Grand Traverse Bay.


Towns in a reasonable distance that have a bit of identity:
Sutton's Bay, Leland, Elk Rapids.
They all have a lot going on during the summer months, but all get pretty sleepy in the winter.

Like I said, shoreline within the Grand Traverse Bay isn't nearly as battered, except with you are on the eastern shoreline from a bit north of Elk Rapids up toward Eastport and Norwood.

If you live on the east shoreline you tend to get more wind off the water, since prevaling winds come from the west. If you live on western shorelines you tend to have less wind off the water.

Lakeshore property is either some combination of in short supply and/or expensive. 1 acre lots are $500k+ even before a house. Hence most property is $750k+ if not well into the $1M+ range. A lot of properties either get passed down through family, don't get listed publicly go word-of-mouth, or are always for sale for the right price $$$$$.

A lot of big money from the East Coast in additional to accumulated wealth from the traditional Midwest cities are driving up demand and prices in recent years.

Is there a good website to look at local property transactions?