Appreciation Velocity — Michigan Cities
Cities of Michigan ranked by 1Y / 3Y / 5Y home-price appreciation.
Public Record
Top 10 — 5Y appreciation (Citys)
#1 · Custer, MI
+1,662.9%
#2 · Marlette, MI
+1,160.2%
#3 · Iosco Township, MI
+750.5%
#4 · Edwardsburg, MI
+700.3%
#5 · Barton City, MI
+614.0%
#6 · Manchester, MI
+546.6%
#7 · Atlas, MI
+519.4%
#8 · Pelkie, MI
+508.2%
#9 · Fennville, MI
+483.0%
#10 · Webster, MI
+448.0%
City ranking — 5Y appreciation (highest first)
| # | City | State | 1Y | 3Y | 5Y | 10Y | Current median |
|---|---|---|---|---|---|---|---|
| 1 | Custer, MI | MI | +83.5% | — | +1,662.9% | +302.8% | $290K |
| 2 | Marlette, MI | MI | +79.0% | +77.8% | +1,160.2% | +108.5% | $289.3K |
| 3 | Iosco Township, MI | MI | +773.4% | — | +750.5% | — | $378.5K |
| 4 | Edwardsburg, MI | MI | +253.1% | +370.5% | +700.3% | — | $844.5K |
| 5 | Barton City, MI | MI | +16.2% | +57.2% | +614.0% | +776.8% | $249.9K |
| 6 | Manchester, MI | MI | +186.7% | +243.2% | +546.6% | +461.9% | $730.9K |
| 7 | Atlas, MI | MI | +55.0% | +82.9% | +519.4% | +273.6% | $639.8K |
| 8 | Pelkie, MI | MI | — | -50.3% | +508.2% | — | $298K |
| 9 | Fennville, MI | MI | +97.2% | — | +483.0% | — | $935.8K |
| 10 | Webster, MI | MI | -11.1% | — | +448.0% | — | $1.2M |
| 11 | Webberville, MI | MI | +177.1% | +299.0% | +425.9% | +484.1% | $455.8K |
| 12 | Hopkins, MI | MI | +2.4% | — | +408.3% | — | $305K |
| 13 | Climax, MI | MI | +239.2% | +187.8% | +406.6% | +269.6% | $474.9K |
| 14 | Birch Run, MI | MI | +231.4% | +252.8% | +388.9% | +672.6% | $690K |
| 15 | Empire, MI | MI | +238.3% | — | +368.8% | +254.2% | $509K |
| 16 | Goodrich Vlg, MI | MI | +20.1% | +52.8% | +367.0% | — | $368.9K |
| 17 | Armada, MI | MI | +129.3% | +111.1% | +350.2% | +746.3% | $457K |
| 18 | Newport, MI | MI | +42.9% | — | +349.8% | +390.3% | $495K |
| 19 | Buckley, MI | MI | +144.8% | +248.0% | +348.6% | +293.2% | $622K |
| 20 | Newaygo, MI | MI | +113.6% | +103.5% | +345.4% | +548.8% | $642.6K |
| 21 | Rothbury, MI | MI | +113.3% | +33.3% | +344.4% | +201.6% | $360K |
| 22 | Copemish, MI | MI | — | — | +330.6% | +286.6% | $559K |
| 23 | Belding, MI | MI | +170.8% | +318.6% | +324.4% | +812.6% | $721.9K |
| 24 | Morrice, MI | MI | +533.1% | — | +298.2% | +710.8% | $975K |
| 25 | Bitely, MI | MI | +35.0% | +28.1% | +297.3% | +435.4% | $258.3K |
| 26 | Posen, MI | MI | — | +172.4% | +289.7% | — | $425K |
| 27 | Mears, MI | MI | -9.0% | +164.2% | +289.0% | +547.3% | $479K |
| 28 | Eastlake, MI | MI | — | — | +288.2% | — | $330K |
| 29 | Burr Oak, MI | MI | +8.0% | — | +275.4% | +675.8% | $513.8K |
| 30 | Canadian Lakes, MI | MI | +170.4% | +468.3% | +265.4% | +61.3% | $376K |
| 31 | Marathon Township, MI | MI | +86.7% | +85.0% | +265.2% | — | $420K |
| 32 | Cambridge Township, MI | MI | +374.4% | — | +265.0% | — | $1.1M |
| 33 | Dorr, MI | MI | +26.9% | — | +261.7% | +235.5% | $525K |
| 34 | West Olive, MI | MI | +31.7% | +25.5% | +258.7% | +469.9% | $733.7K |
| 35 | Nashville, MI | MI | +110.2% | +62.3% | +244.6% | +330.1% | $348.9K |
| 36 | Freeport, MI | MI | +116.2% | — | +241.5% | +337.5% | $700K |
| 37 | Sandusky, MI | MI | +115.2% | +171.7% | +240.5% | +99.1% | $277.5K |
| 38 | Deerfield, MI | MI | +234.6% | +196.2% | +236.1% | +769.7% | $736.7K |
| 39 | Kent City, MI | MI | +1.5% | +61.1% | +231.5% | +299.1% | $399.4K |
| 40 | Potterville, MI | MI | +101.3% | +304.8% | +220.9% | +215.1% | $495.5K |
| 41 | Prescott, MI | MI | +361.2% | +51.0% | +220.1% | +42.8% | $207.5K |
| 42 | Commerce Township, MI | MI | +68.6% | +52.1% | +220.1% | +335.2% | $768.7K |
| 43 | Union City, MI | MI | -1.6% | +81.3% | +216.9% | +133.5% | $187K |
| 44 | Chase, MI | MI | +158.8% | +271.3% | +214.0% | +532.7% | $407.5K |
| 45 | Turner, MI | MI | — | — | +207.4% | — | $269K |
| 46 | Flushing, MI | MI | +86.3% | +70.4% | +206.1% | +166.6% | $340.8K |
| 47 | Lakeview, MI | MI | -6.9% | -24.8% | +197.3% | +106.8% | $250K |
| 48 | Clay Township, MI | MI | -30.3% | +48.5% | +191.3% | +109.6% | $534.5K |
| 49 | Saranac, MI | MI | +196.5% | +14.1% | +186.3% | +168.2% | $376.5K |
| 50 | Hickory Corners, MI | MI | -44.7% | +35.3% | +183.0% | -23.4% | $507.5K |
| 51 | Gobles, MI | MI | +55.6% | +262.4% | +182.3% | +202.0% | $308K |
| 52 | Reed City, MI | MI | +110.3% | +65.0% | +179.3% | — | $295K |
| 53 | Addison Township, MI | MI | -45.7% | +37.2% | +178.4% | +166.8% | $815K |
| 54 | Farwell, MI | MI | +132.5% | — | +178.3% | +293.4% | $283K |
| 55 | Beaverton, MI | MI | +70.1% | +167.8% | +176.9% | +315.3% | $337.5K |
| 56 | Niles, MI | MI | +27.3% | +104.3% | +175.2% | +142.9% | $423.1K |
| 57 | Gaines, MI | MI | +259.1% | +241.4% | +175.0% | +234.3% | $546.1K |
| 58 | Haslett, MI | MI | +60.2% | +177.7% | +174.3% | +249.8% | $592K |
| 59 | Conway, MI | MI | — | — | +168.7% | — | $233.8K |
| 60 | Adrian, MI | MI | +48.3% | +74.4% | +166.3% | +144.6% | $308.4K |
| 61 | Dansville, MI | MI | +88.7% | +560.0% | +164.9% | — | $330K |
| 62 | Wellston, MI | MI | +198.7% | +52.3% | +164.9% | +325.1% | $304.5K |
| 63 | Muskegon, MI | MI | +35.5% | +66.2% | +163.0% | +259.1% | $350K |
| 64 | Perry, MI | MI | +24.6% | +78.9% | +162.7% | +91.3% | $340K |
| 65 | Carleton Vlg, MI | MI | +16.2% | +2.8% | +160.7% | +769.0% | $365K |
| 66 | Delton, MI | MI | +7.6% | +14.5% | +155.9% | +62.1% | $245K |
| 67 | Coleman, MI | MI | +174.9% | +269.2% | +153.5% | +333.6% | $406.1K |
| 68 | Shelby, MI | MI | +114.4% | +45.1% | +152.0% | +133.0% | $525K |
| 69 | Allendale, MI | MI | +10.2% | +113.6% | +150.6% | +154.2% | $467.2K |
| 70 | Brown City, MI | MI | +58.9% | — | +149.8% | +446.7% | $360K |
| 71 | Grosse Pointe, MI | MI | -0.3% | +50.0% | +147.4% | +98.2% | $570K |
| 72 | Jenison, MI | MI | +7.3% | +55.5% | +147.4% | +158.3% | $433.5K |
| 73 | Fenton, MI | MI | +13.4% | +54.8% | +145.6% | +225.0% | $598.5K |
| 74 | Bellevue, MI | MI | +21.5% | +16.1% | +145.6% | +157.2% | $279K |
| 75 | Hancock, MI | MI | +108.9% | — | +144.3% | — | $423K |
| 76 | Oak Park, MI | MI | +21.9% | +49.5% | +143.1% | +269.0% | $285K |
| 77 | Hanover, MI | MI | +38.5% | — | +142.9% | -37.0% | $136K |
| 78 | Addison, MI | MI | +68.7% | +130.5% | +139.9% | +455.1% | $499.9K |
| 79 | Washington Township, MI | MI | +143.9% | +279.6% | +137.3% | +352.7% | $1.16M |
| 80 | Portland, MI | MI | +19.1% | +34.9% | +134.1% | +147.4% | $313.6K |
| 81 | Central Lake, MI | MI | -16.1% | — | +134.1% | +38.4% | $392K |
| 82 | Springport, MI | MI | +2.3% | +40.3% | +132.9% | +226.6% | $231.5K |
| 83 | White Pigeon, MI | MI | +28.6% | +0.9% | +132.6% | +417.3% | $374.5K |
| 84 | Grayling, MI | MI | +23.2% | +28.1% | +129.5% | +125.7% | $230.6K |
| 85 | Hillsdale, MI | MI | -9.6% | +1.5% | +127.1% | +229.6% | $277.5K |
| 86 | Breckenridge, MI | MI | +91.2% | +208.2% | +125.9% | +1,251.4% | $250K |
| 87 | Ionia, MI | MI | +47.5% | +133.1% | +125.1% | +219.5% | $264.8K |
| 88 | Houghton Lake, MI | MI | +72.6% | +96.3% | +123.3% | +175.9% | $336.7K |
| 89 | Ypsilanti, MI | MI | +24.7% | +76.3% | +123.3% | +143.5% | $373.8K |
| 90 | Byron Center, MI | MI | +24.3% | +159.2% | +122.5% | +127.5% | $538K |
| 91 | Rockford, MI | MI | -4.5% | +6.9% | +121.8% | +203.6% | $615.2K |
| 92 | Fife Lake, MI | MI | +47.0% | — | +121.2% | +20.9% | $306.7K |
| 93 | Berkley, MI | MI | +44.9% | +100.4% | +120.6% | +170.7% | $553.5K |
| 94 | East Tawas, MI | MI | -45.6% | +114.3% | +120.3% | +78.9% | $195K |
| 95 | Buchanan, MI | MI | +9.2% | +304.2% | +119.3% | +142.5% | $363.8K |
| 96 | Washington, MI | MI | -44.4% | — | +118.7% | +200.8% | $547.5K |
| 97 | Sparta, MI | MI | +4.3% | +164.7% | +111.6% | +145.3% | $340.5K |
| 98 | Dayton Township, MI | MI | — | -32.1% | +110.6% | — | $190K |
| 99 | West Bloomfield, MI | MI | -16.2% | +57.7% | +107.0% | +270.0% | $560.8K |
| 100 | Lake Ann, MI | MI | — | — | +106.1% | +207.3% | $460K |
How to read these numbers
Velocity vs. level
A market with 25% one-year appreciation is moving fast — but a market with steady 6% over ten years has compounded much further. Use 10Y as the long-run signal, 1Y as the momentum signal.
Mean-reversion risk
Markets that posted huge 1Y and 3Y gains often cool over the next cycle. Compare 1Y to 5Y: if 1Y is far above 5Y, the trend is accelerating; if far below, it is decelerating — often the more important signal.
Sample sanity
We require a minimum current median price (default $50K) to filter out tiny ZIPs with noisy data. Raise that threshold for serious investment markets; lower it to find emerging niches. Source: public record.