How to Buy Beachfront Property in Michigan

Key Takeaways

• Michigan's 2005 Glass v. Goeckel decision established that the public has a right to walk Great Lakes shorelines below the ordinary high water mark, even across privately owned beachfront.
• Roughly 250 miles of Michigan's Great Lakes shoreline are designated High Risk Erosion Areas, where any new structure requires a permit regardless of how far it sits from the water.
• Critical Dune Areas carry their own separate permitting requirement, covering nearly all activity, including tree removal.
• Popular Lake Michigan beach towns within an easy drive of Grand Rapids, including Grand Haven, Holland, and South Haven, each enforce their own local shoreline setback rules.

Understand Michigan's Public Trust Doctrine Before You Buy

What This Ruling Actually Established

• In the landmark 2005 case Glass v. Goeckel, the Michigan Supreme Court ruled that the public has a right to walk Great Lakes shorelines below the ordinary high water mark, even across privately owned beachfront
• As a beachfront owner, you hold title down to the water's edge, but you cannot exclude the public from the zone between the water and the ordinary high water mark
• This elevation generally falls in the range of roughly 579.8 to 590.5 feet above sea level for Lake Michigan, depending on the specific standard applied
• Courts have clarified this public right covers walking across the beach, not setting up camp or staying for extended periods

Check Whether the Property Sits in a High-Risk Erosion Area

What This Designation Actually Requires

• High Risk Erosion Areas cover shoreline receding at one foot or more per year over a minimum of 15 years, spanning roughly 250 miles along Lakes Michigan, Superior, and Huron
• A permit is required for construction of any regulated structure on a designated parcel, regardless of how far the project sits from the shoreline
• Setbacks are calculated for both a 30-year and 60-year projected recession distance, with smaller, moveable structures permitted closer to the hazard line than larger ones
• Septic systems carry particularly large required setbacks given the added risk of system failure as shoreline recedes

Know About Critical Dunes Regulations Too

What Buyers Should Understand About This Designation

• A permit is required for projects that significantly alter a Critical Dune Area, covering everything from construction to vegetation removal
• Activities commonly requiring a permit include building a house or garage, adding a driveway or septic system, or even removing sand
• Steep slopes common in dune environments can make obtaining a permit genuinely difficult, so an on-site evaluation before purchase is worth it
• These rules apply in addition to any High Risk Erosion Area requirements, meaning some properties face both layers of regulation at once

Explore the Right Stretch of Shoreline From Grand Rapids

What to Know About Nearby Beach Communities

• Grand Haven, roughly 35 minutes from Grand Rapids, prohibits permanent shoreline armoring within its Beach Overlay District, allowing only temporary measures like sandbags during extreme high water
• Holland sits about 30 minutes away and offers another popular stretch of Lake Michigan shoreline within easy reach of the city
• South Haven Township requires that no principal structure sit within 50 feet of the ordinary high water mark, with an additional 100-foot setback from the 1986 high water mark
• Local ordinances like these can be stricter than state minimums, so reviewing both together gives the most accurate picture of what's actually buildable

Frequently Asked Questions

Can I legally keep people off my private Lake Michigan beach?

How do I know if a property is in a High Risk Erosion Area?

Do Critical Dune Area rules apply on top of erosion area rules?

Work With a Team That Understands Michigan Waterfront Ownership