$205,548Average Value$149Average Price per Sq Ft40Homes For Sale
An evolving city on the banks of Lake Michigan
On the banks of Lake Michigan, 50 miles from Kalamazoo, is Benton Harbor. A major port city, Benton Harbor developed during the latter half of the 19th century with the installation of a 50-foot-wide canal. Steamboats full of peaches left for Chicago daily, and as a result, theaters, sit-down restaurants and general stores sprung up around Main Street to meet the needs of the many dock and factory workers that now called this port city home. Between 1880 and 1900, Benton Harbor’s population more than quadrupled and the city was officially incorporated in 1891. After a period of economic instability in the 1970s and ‘80s, and unsafe drinking water conditions due to lead poisoning in 2018, populations declined. Many of the Victorian buildings that once housed general stores and taverns were abandoned, and today, less than 10,000 people call this city home. Although there’s still plenty of farmland on the outskirts of Benton Harbor, Berrien County’s main industries now include the Whirlpool Corporation, which has played a major role in city revitalization efforts, and the Lakeland Regional Health System. In the coming years, Benton Harbor’s Arts District will see further revitalization thanks to investors like Clermont Construction, and Benton Harbor Community Development Corporation hopes to turn the Empire Avenue Corridor into a walkable commercial district. “There’s a lot of areas that are really growing, and we’ve been on an upward trend for the past 10 years,” says Chris Marzke of @properties, a real estate broker with more than 20 years of experience. It’s a city on the precipice of change.
Benton Harbor has lovely views of the Paw Paw River and St Joseph River.
The Bicentennial Bridge connects the port city of Benton Harbor to St Joseph, its twin city.
1/2
Early 20th-century architecture, investment properties and renovated properties by the river
In Benton Harbor, it’s common to find pre-World War II era homes on compact lots with detached, single-car garages. Architectural styles are reflective of the early 20th century and there are bungalows, Foursquares and turreted Queen Annes in the District 1B and District 3 neighborhoods. One such example is the historic Shiloh House, which served as a home base for the House of David religious commune during the early 1900s. Investment properties, many of which have sat empty for several years, can start at prices under $30,000, whereas recently updated homes closer to the water can sell for close to $400,000. “There’s been a lot of property available for development,” says Marzke. Adding, "There are other small towns along the lake that have been developing over the past 20 years, and we’ve just joined the picture.” In the coming years, Benton Harbor will adopt the more resort-like features of surrounding cities, but — for the time being — median sale prices for a single-family home here hover around $210,000, well below the national median of $420,000. Most properties stay on the market for an average of two months. “There are areas of Benton Harbor where the housing prices have definitely gone up over the last handful of years, since 2020, but when you look at the city as a whole, especially when compared to St. Joe, the prices are typically lower,” explains Cameron Mammia, with Re/Max Harbor Country.
A number of Queen Anne-style homes can be found in Benton Harbor, Michigan.
Bungalow-style homes are plentiful in Benton Harbor, Michigan.
1/2
Main street shopping and outlying farms
As was also the case 100 years ago, Benton Harbor’s retail is concentrated along Main Street and Water Street, where residents will find a mix of farm-to-table craft kitchens like the Mason Jar Cafe, cannabis suppliers and mini-marts leading up to the Bicentennial Bridge. Sailboats dock at the piers below. Benton Harbor and St. Joseph — which is a stone’s throw away across the river — are known locally as Berrien County’s “Twin Cities.” Starting in June, residents can shop for local goods at Benton Harbor’s downtown farmers market, where vendors sell everything from candles and jams to fresh tomatoes and more. There are also wholesale fruits and veggies at the Benton Harbor Fruit Market, which has been open since the height of the city’s agricultural boom in the 1860s. Vestiges of agrarian life remain just outside the city limits at Higbee’s Farm, where residents can pick their own peaches in the summer.
Downtown Benton Harbor has a variety of small, independent boutique shops and restaurants.
The Mason Jar Cafe is a farm-to-table craft kitchen in Benton Harbor.
1/2
Arts-based events and revitalization efforts
Over the last few years, the arts have been a central part of Benton Harbor's revitalization efforts. The city’s Arts Association, a community-run group founded in 1998, organizes “Art Hops” four times a year to support local businesses, as well as “Arts in the Park” events throughout the summer and “Artoberfest” in September. Silhouetted sculptures designed by Michigan native John Suavé stand on the tops of historic buildings throughout the city, and locals can take part in classes at the Citadel Dance & Music Center. The GhostLight Theater opened in a former industrial space in 2019 and past performances have included “The Rocky Horror Picture Show,” “Guess Who’s Coming to Dinner,” “Cabaret” and more. “I really see the city resurging to its former glory and being a shining star in a lot of ways,” says Marzke. Mammia agrees, “There have been a lot of financial investments in the arts district area,” he says. “The Benton Harbor Arts Association has been very helpful for the community’s vibrancy, and businesses like The Livery, which is a brewery and music venue that brings in national acts, exemplify what can happen here. One person I know is working on a gallery that would focus on art from queer individuals and people of color.”
The GhostLight Theatre holds a number of musical productions in Benton Harbor.
Benton Harbor locals can take part in classes at the Citadel Dance & Music Center.
1/2
Lead water pipes, social unrest and crime data
In 2021, $10 million worth of government funding went into replacing Benton Harbor’s lead pipes, which had resulted in unsafe drinking water conditions. The project was finalized in 2023. Citizens rioted in 1966 and 2003 to protest incidents of police violence. According to FBI statistics, the overall violent crime rate for Benton Harbor is significantly higher than the national average and Benton Harbor is considered to be one of the most dangerous cities in Michigan. Over 44% of people live below the poverty line.
Interstate 94 access to Kalamazoo
Those looking to travel into Kalamazoo, Michigan — about 50 miles away via Interstate 94 — typically rely on their own vehicles or, in some cases, take the Greyhound bus. The area is also serviced by the Twin Cities Area Transportation Authority, or TCATA, which offers Blue and Red fixed routes and dial-a-ride services. Or during warmer weather, residents can hitch a ride across the river on the St. Joseph River water taxi, which is functional during the summer months. The Southwest Michigan Regional Airport, a public-use facility, is located within Benton Harbor’s city limits. For commercial air travel, locals drive to the South Bend International Airport, about 37 miles away or the Kalamazoo/Battle Creek International Airport, 50 miles away. Medical care is available at St. Joseph Hospital, part of the Lakeland Regional Health System and also a major employer in the area.
Lake Michigan beaches, city parks and Harbor Shores Resort-lead revitalization
Benton Harbor residents can enjoy proximity to the beaches along Lake Michigan. There’s Jean Clark Park, where swimmers set up towels and umbrellas along the sandy shore in the summer. Joggers can also access the 12-mile Harbor Shores Nature and Fitness Trail System here and there’s also an onsite volleyball court, picnic pavilion and playground. The city is also home to Union Park, Hall Park, and June Woods Memorial Park, which was named for Junius Brutus Woods, who escaped slavery in Tennessee and came to Benton Harbor during the Civil War. There are also new playground structures in Britain Play Park, and local golfers can tee off at a Jack Nicklaus Signature Course in Harbor Shores Resort. Over the past decade or so, the resort has been an important community partner in Benton Harbor’s revitalization. “It’s been a comeback story for Benton Harbor as a community,” says Marzke. “There’s been a whole lot of new development around the golf course, there’s a marina area…We’ve finally embraced our role as being a resort town as well.”
Benton Harbor visitors and locals can take in the views of Lake Michigan at Jean Klock Park.
Walk along the Harbor Shores Nature Trail to take a scenic stroll through Benton Harbor.
1/2
Benton Harbor Area Schools and Michigan Works! adult education
Students can attend Benton Harbor Area Schools, which earn an overall D grade from Niche. There are two elementary schools, one middle school and one high school in the district, and the Benton Harbor Public Library offers free WiFi and genealogy services, and Michigan Works! helps adults on their path to earning a high school diploma.
Benton Harbor High School is a public school established in 1872.
Fair Plain Middle School is Benton Harbor's sole middle school, serving grades 6-8.
OPEN HOUSE 5/10 CANCELED!! This beautiful Harbor Village Townhouse could be just what you have been looking for! Property is eligible as a short term rental within City of St. Joseph, which is a rare find. It would also make a wonderful primary residence in a welcoming community. Enjoy the association pool after spending a day at the beach or grab a quick dinner at Planks Tavern after a day of
This solid ranch home in the sought-after Higman Park neighborhood boasts access to a beautiful beach that has over 500' of Lake Michigan frontage. The open floor plan features a combined kitchen, dining, and living area with wood floors and a gas log fireplace. Two spacious bedrooms share a charming vintage full bathroom. The finished basement includes a cozy rec room with a fireplace, a laundry
Nestled in a tranquil neighborhood, just minutes from local amenities, schools, parks, and wine country. Easy access to essential utilities, making it convenient for construction. Enjoy a peaceful setting with mature trees and a friendly community atmosphere. Whether you're looking to build your forever home or invest in a promising area, this property is a blank canvas ready for your vision.
JUST UNPACK AND MOVE RIGHT IN!!! Immaculately cared for home in highly sought after area near Lake Michigan College. Large 2 bedroom with office, family room and separate laundry room. Office easily converted into that 3rd bedroom if needed. All appliances plus garbage disposal 2 years new with Replacement Windows throughout. Attention to the little details such as addition of 2 years new
Looking for a well-situated home that complements your lifestyle? Your search has become a lot easier! Ideally located, our apartments in Benton Harbor, MI, are close to it all and offer you a stress-free lifestyle enhanced by a wide array of amenities and services. Our one and two-bedroom apartments at Briarwood come equipped with all the necessary comforts and can accommodate various household
Beautiful 2 Bedroom 1 Bathroom apartment in former Sterne Brunson School that was converted to a 21-Unit Apartment Building in 2007. This open loft like unit has high ceilings and excellent natural light. The unit comes furnished with appliances, onsite coin laundry rooms and private entrances. This secure location is ideal for privacy and quiet surroundings. Full time maintenance staff and
Property Id: 1176175This great 2 bedroom home features 2 bedrooms on the main level as well as a full bath with tub shower combo. This home has a very large living/dining area with updated windows throughout. Home is conveniently located just behind discount tire and close to everywhere. Home has a unfinished basement with onsite laundry hookups. Rental rate is $1300.00 per month. Move in
Interested in learning more about homes in this area?
Reach out to
Natasha Anderson,
an experienced agent in this area.
Average Home Value
Source: Public RecordsDisclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
