$210,005Average Value$157Average Price per Sq Ft15Homes For Sale
Fair Plain sits between the St. Joseph River and a suburban shopping area
Located between the placid, tree-lined bank of the St. Joseph River and a dense commercial area, Fair Plain is a midcentury residential neighborhood near the eastern shore of Lake Michigan. “You’re close to the water, shopping and schools. It’s a really convenient location,” says Brian Newton, a broker and the owner of Sunrise Real Estate, LLC, who has about 18 years of experience. Interstate 94 runs along the east side of Fair Plain, making day trips to larger metro areas quicker. “It’s a mile, maybe 2, to jump on the highway to get to Chicago, Detroit or Grand Rapids.”
Lake Michigan is just a short drive away from Fair Plain.
Fair Plain is conveniently located near shopping districts and major highways.
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Midcentury cottages and ranchers, Trumpeter Bay’s new constructions
Mature trees with an abundance of foliage shade neatly trimmed front lawns, which extend all the way to residential roads in Fair Plain. “Fair Plain is newer than the bulk of Benton Harbor, and the homes are more modern,” Newton says. “Most of the homes in the [rest of the] city were built in the early 1900s.” Bungalows and ranch-style homes, largely built between the 1940s and the 1960s, comprise the bulk of housing in Fair Plain. These homes come on lots as large as a third of an acre, with listing prices that span from $100,000 to $280,000. Cottages in need of updates or repairs — some dating as far back as 1850 — range from $50,000 to $100,000, depending on their condition. In the southeast portion of the neighborhood, a small pocket of new constructions with Craftsman details forms the Trumpeter Bay subdivisions. These new homes fetch between $260,000 and $380,000, coming with monthly homeowners association fees of around $140.
There are several mid-century modern masterpieces located in the Fair Plain neighborhood.
Fair Plain is the home of Trumpeter Bay, a new housing development near the St. Joseph River.
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Waterfront parks along St. Joseph River and various athletic fields
Less than 5 miles from the shore of Lake Michigan, Fair Plain is situated along the banks of the St. Joseph River, which feeds into the immense body of water. Carronde Park is nestled in one of the river’s bends, offering a paddle boat launch and a quiet place to fish. It’s also one of the last stops along the St. Joseph River Water Trail, which spans 67 miles from Niles to Lake Michigan. “More than anything, you have family get-togethers. There are pavilions you can rent,” Newton says. The green space also has tennis courts and a softball field, while Union Park — north of the neighborhood — hosts Little League games beside its two basketball courts. More playground equipment can be found at Napier Park.
Carronde Park offers several play structures enjoyed by Fair Plain youth.
The St. Joseph River, situated beside Fair Plain, offers many recreational opportunities.
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National retailers, grocers and fast-food chains along Interstate 94
A large commercial area stretches along Interstate 94, immediately east of Fair Plain. It’s home to big-box retailers like Lowe’s Home Improvement, T.J. Maxx and Walmart Supercenter, as well as national grocery chains, including Meijer and Aldi. Fast-food chains are sprinkled in between storefronts, while locally owned restaurants are less common. Henry’s Hamburgers straddles the line between the two. What started as one of several franchises of a 1950s fast-food chain, the Benton Harbor location stayed open even as the national brand went under, continuing to serve hot dogs, chili dogs and hamburgers. Farther north, La Perla Produce is an authentic Mexican restaurant with an open kitchen, a small market and a pastry case. About 2 miles west of the neighborhood, Babe’s Riverfront Bar & Grill has been offering casual American fare with views of the St. Joseph River since 1974.
Babe's Restaurant is a popular bar and restaurant located along the St. Joseph River near Fair Plain.
Wal-Mart and other large retailers are located near Fair Plain.
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Four-year graduation rates rose for Benton Harbor Area Schools in 2024
Children in Fair Plain may attend prekindergarten and kindergarten at the Discover Enrichment Center, which earns a C-plus grade from Niche. Martin Luther King Jr. Elementary School serves first grade through third, while Fair Plain East Elementary School serves fourth and fifth grades. Both schools score D-plus grades. Students may enroll at D-rated Fair Plain Middle School before moving forward to Benton Harbor High School, which earns a C-minus. The Benton Harbor Area Schools district offers career and technical education programs in culinary arts and hospitality, media communications and construction trades. Its four-year graduation rate increased by 10 percentage points between 2023 and 2024.
Fair Plain Elementary teachers have earned a C rating on Niche.com.
Benton Harbor High School has a student population of 495 with many students from Fair Plain.
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Fair Plain is near downtown Benton Harbor, St. Joseph and Interstate 94
Colfax Avenue runs through the center of Fair Plain and continues north to the heart of Benton Harbor, about 4 miles away. Napier Avenue crosses the St. Joseph River into the St. Joseph community to the west. The Twin Cities Area Transportation Authority maintains bus routes that stop in downtown Benton Harbor, downtown St. Joseph, Stevensville and the commercial area east of the neighborhood.
Drivers can use Interstate 94 to reach larger metro areas like Grand Rapids and Kalamazoo. The South Bend International Airport is about 35 miles from the neighborhood via U.S. Route 31.
Additional shopping and entertainment options are located in downtown Benton Harbor, near Fair Plain.
While in Fair Plain, bring your kayak or canoe and enjoy a peaceful trip on the St. Joseph.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Tammy Anders,
an experienced agent in this neighborhood.
Parks in this Area
Union Park
Benton Charter Township Park
Carronde Park
June Woods Memorial Park
Napier Park
Seitz Park
Plangger's Park
Transit
Airport
South Bend International
48 min drive
Bus
Benton Harbor, Mi (Greyhound Terminal)
Crime and Safety
1 - Low Crime, 10 - High Crime
Fair Plain
US
Homicide
5
4
Sexual Assault
5
4
Assault with Weapon
5
4
Robbery
4
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Fair Plain Demographics and Home Trends
On average, homes in Fair Plain, Benton Harbor sell after 35 days on the market compared to the national average of 50 days. The median sale price for homes in Fair Plain, Benton Harbor over the last 12 months is $209,900, up 5% from the median home sale price over the previous 12 months.
New construction home located in Trumpeter Bay. This bi-level home features a spacious open concept floor plan w/ a large deck overlooking 50' deeded majestic St Joseph River frontage. Main level is over 900 sq ft w/ large great room & kitchen w/ quartz countertops. Primary bedroom is also located on main level & includes a private bath w/ tiled walk-in shower & large walk-in closet. Lower level
Move-In Ready Home!This home was thoughtfully renovated from top to bottom. Enjoy peace of mind with a brand new roof in 2024. The stylish new garage door with opener adds to the curb appeal. Once you step inside, you'll find refinished hardwood floors that flow through multiple living areas. The hardwood is complemented by new vinyl tile flooring in the kitchen and bathroom. The updated kitchen
Beautiful Investment Opportunity in FairplainThis exceptional investment property brings in 4,100 a month, Two duplexes (4 units). Each offering one-bedroom, one-bathroom units. Located in the highly desirable beautiful and peaceful neighborhood of Fairplain, Rent all four units for maximum rental income. Convert one duplex into a spacious single-family home while maintaining rental income from
A rare 282-ft private waterfront retreat on the St. Joe River with direct dock access—just minutes from Lake Michigan. Positioned to capture water views from every room, this 5BR, 3.5BA home offers a light-filled, open floor plan with soaring ceilings, expansive windows, and a stunning living room fireplace. The eat-in kitchen is adjacent to the sunroom leading to huge deck! The private primary
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
Interested in learning more about homes in this area?
Reach out to
Tammy Anders,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
6,695
Median Age
45
Population under 18
20.1%
On par with the national average
23.8%
Population over 65
24%
On par with the national average
19.1%
Finances
Median Household Income
$47,296
Significantly below the national average
$71,702
Average Household Income
$61,478
Education and Workforce
High School Graduates
85.4%
College Graduates
22%
Below the national average
34.1%
Advanced Degrees
10.2%
% Population in Labor Force
58.4%
Below the national average
65.1%
Weather
Annual Precipitation
35''
Average Winter Low Temperature
21°F
Average Summer High Temperature
81°F
Annual Snowfall
51''
Area Factors
Somewhat Bikeable
Bike Score®
39/ 100
Car-Dependent
Walk Score®
28/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: 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.
