Beaver, MI housing market
Home prices around Beaver have risen about 61% over the past 5 years. Builders were permitted 4 new homes in 2025.
Home values, sales, trends and how Beaver compares with the towns next door — updated as new data is published.
Home prices up 61% in 5 years
The federal house price index for the ZIP codes around Beaver rose 61% over the past 5 years, faster than across Michigan (52%). Last year prices rose 7.4%. Carrying the Census median home value forward with that index puts the typical Beaver home at roughly $332,000 today.
Show as a table
| Year | Change that year | Since 2000 | Michigan since 2000 |
|---|---|---|---|
| 2025 | +7.4% | +101% | +97% |
| 2024 | +3.1% | +87% | +88% |
| 2023 | +12% | +82% | +76% |
| 2022 | +16% | +62% | +64% |
| 2021 | +12% | +40% | +45% |
| 2020 | +2.3% | +25% | +30% |
| 2019 | +3.9% | +22% | +26% |
| 2018 | +8.8% | +17% | +20% |
| 2017 | +1.1% | +7.8% | +12% |
| 2016 | −0.3% | +6.6% | +5.3% |
| 2015 | +7.5% | +7% | 0% |
| 2014 | −1.3% | −0.5% | −4.7% |
| 2013 | +1.6% | +0.8% | −12% |
| 2012 | −1.6% | −0.8% | −16% |
| 2011 | +0.8% | +0.8% | −16% |
| 2010 | −4.6% | 0% | −12% |
| 2009 | −5.2% | +4.8% | −5% |
| 2008 | −1.4% | +11% | +3.5% |
| 2007 | −2.5% | +12% | +11% |
| 2006 | +0.4% | +15% | +16% |
| 2005 | +0.9% | +15% | +18% |
| 2004 | +3.1% | +14% | +14% |
| 2003 | +2.1% | +10% | +10% |
| 2002 | +2.5% | +7.9% | +8.3% |
| 2001 | +5.2% | +5.2% | +5% |
| 2000 | — | — | — |
How Beaver ranks on rising home prices →
Federal Housing Finance Agency House Price Index (annual, developmental) for ZIP codes 48642, 48611, 48634, 48631, weighted by land area. It tracks repeat sales and appraisals of the same homes, so it shows how prices changed, not what homes cost. The estimated value scales the Census (ACS 2020-2024) median home value by that change.
4 new homes permitted in 2025
Builders were permitted 4 new homes in Beaver in 2025, all single-family houses, worth about $1.9 million to build. That's 1.5 per 1,000 residents, slower than across Michigan (2.3). Over the past 10 years, Beaver has permitted 27 homes in all.
Homes vs. people, 2010–2020
Between the 2010 and 2020 censuses, Beaver's population fell by 162 even though 29 new homes were permitted. Homes are holding fewer people: households are getting smaller, or more homes are used part of the year. Across Michigan: 1.2 new residents per new home.
Residents: U.S. Census Bureau, 2010 and 2020 censuses. New homes: permits issued 2010–2019.
Show as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 2 | 2 | 0 | $828,000 |
| 2025 | 4 | 4 | 0 | $1.9 million |
| 2024 | 2 | 2 | 0 | $707,000 |
| 2023 | 1 | 1 | 0 | $450,000 |
| 2022 | 2 | 2 | 0 | $580,000 |
| 2021 | 2 | 2 | 0 | $580,000 |
| 2020 | 3 | 3 | 0 | $835,000 |
| 2019 | 2 | 2 | 0 | $435,000 |
| 2018 | 5 | 5 | 0 | $1.6 million |
| 2017 | 3 | 3 | 0 | $770,000 |
| 2016 | 3 | 3 | 0 | $621,000 |
| 2015 | 3 | 3 | 0 | $621,000 |
| 2014 | 3 | 3 | 0 | $621,000 |
| 2013 | 3 | 3 | 0 | $621,000 |
| 2012 | 2 | 2 | 0 | $414,000 |
| 2011 | 2 | 2 | 0 | $414,000 |
| 2010 | 3 | 3 | 0 | $621,000 |
| 2009 | 3 | 3 | 0 | $621,000 |
| 2008 | 4 | 4 | 0 | $828,000 |
| 2007 | 11 | 11 | 0 | $1.4 million |
| 2006 | 14 | 14 | 0 | $1.8 million |
| 2005 | 18 | 18 | 0 | $2.3 million |
| 2004 | 19 | 19 | 0 | $2.4 million |
| 2003 | 18 | 18 | 0 | $2.2 million |
| 2002 | 17 | 17 | 0 | $2.1 million |
| 2001 | 18 | 18 | 0 | $2.3 million |
| 2000 | 17 | 17 | 0 | $1.7 million |
How Beaver ranks on new homes being built →
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey, through August 2026.
Beaver and its neighbors
| Town | 1-yr change | 2-bed rent | New homes 2025 | Median income |
|---|---|---|---|---|
| Beaver | +7.4%† | $1,130 | 4 | $89,154 |
| Kawkawlin | +9.3%† | $1,000 | 2 | $85,262 |
| Larkin | +5.8%† | $1,340 | 14 | $143,427 |
| Williams | +5.9%† | $1,100 | 3 | $87,380 |
| Garfield | +4.3%† | $1,070 | 1 | $96,571 |
† FHFA price index change, where Zillow has no home value for the town.
2.2 years of income
The typical Beaver home costs about 2.2 years of the town's median household income, less than across Michigan (3.7 years).
How Beaver ranks on affordability →
Home value ÷ ACS median household income.
Owners, rent & taxes
U.S. Census Bureau, ACS 2020-2024.
A two-bedroom rents for about $1,130
HUD's Fair Market Rent for a two-bedroom in Beaver is $1,130 a month, utilities included: roughly what a modest, recently rented unit costs. Renters already in Beaver pay a median of $1,445. A two-bedroom takes about 15% of the town's median household income.
Studio $870 · 4 bedrooms $1,610
U.S. Department of Housing and Urban Development, FY2026 Fair Market Rents by ZIP code (48611, 48631, 48634, 48642; Bay City, MI MSA), weighted by land area. A Fair Market Rent is the 40th-percentile rent plus utilities for a standard unit. Median rent: U.S. Census Bureau, American Community Survey.
Home values: Zillow Home Value Index (ZHVI), Zillow Research. Sales, days on market and supply: Redfin Data Center. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Price trend: Federal Housing Finance Agency House Price Index. Fair Market Rents: U.S. Department of Housing and Urban Development. Listings link to their publishers.