Beachwood-Bluffton
Solid value in a growing area
14 homes for sale·Median $430K·Walkability 3.9/10
Days here revolve around water in a way that fundamentally changes your rhythm. You wake up between two lakes—Muskegon Lake to the east, Lake Michigan to the west—and the choice of which direction to head isn't really a choice so much as a mood. The neighborhood sits on a peninsula, which means you're never far from sand, dunes, or a dock. There are over 200 acres of public parks and open space woven through the area, so a walk to coffee might take you past beach access or along the channel; Beachwood Park is an 8-minute walk from most blocks. The restaurant scene clusters tightly around the water—Lake Bluff Grille, Dockers Fish House, The Deck—so dinner conversations happen with views of both lakes reflected in the same evening. If you need a reference point beyond the neighborhood, downtown Grand Rapids is about 56 minutes south, which is far enough that this place feels genuinely separate, not a spillover suburb. What makes it stick, though, is the history layered underneath: the USS Silversides Submarine Museum and two National Register lighthouses sit here as working reminders that this peninsula has always been about movement and arrival—vaudeville performers like Buster Keaton once summered in the Actors' Colony just blocks away, and now the same waterfront draws people who want a slower version of that same draw.
Why people love it here
$430K median
- 21 sales in last 12mo
Near the water
- Muskegon Lake — 2.0 mi
- 30 parks within 1 mile
- Unnamed bike_path: 4 min walk
- Beachwood Park: 12 min walk
Conventional Mortgage Calculator
Median home price in Beachwood-Bluffton
Estimated Monthly Payment
$2,919/mo
Property tax and insurance are estimates you can edit — not a quote. Tap either figure to enter your own.

The interest rate shown is not an annual percentage rate (APR). Rate displayed is the current average 30-year fixed rate from the Freddie Mac Primary Mortgage Market Survey and is subject to change without notice. Your actual rate, payment, and costs may vary. Contact a loan officer for a personalized quote.
Guild Mortgage NMLS #3274. Equal Housing Opportunity. NMLS Consumer Access. Not a commitment to lend. All loans subject to underwriter approval; terms and conditions may apply. Subject to change without notice. Always consult an accountant or tax advisor for full eligibility requirements on tax deduction.
21 homes sold in Beachwood-Bluffton this year. Thinking of selling?
See what your home is worthNearest Park
Beachwood Park
0.4 mi
Parks Nearby
30
within 1 mile
Nearest Lake
Muskegon Lake
2.0 mi
Walkability
Limited
Overall walkability score out of 10
Based on actual walk/bike/drive times to nearby amenities via Mapbox
Boatyeard BBQ
The Viking Lounge
Beachwood Park
Unnamed playground
Ruddiman Lagoon
Unnamed beach
Unnamed bike_path
Waters Edge Fitness
Mercy Heath Pharmacy Glenside
Jumpstart
Crime in Beachwood-Bluffton is reported at the city level, not the neighborhood level. The FBI doesn't publish reliable crime rates for individual neighborhoods, and within any community crime varies street to street. For an accurate, comparable picture, see the jurisdiction-wide figures for Muskegon.
Muskegon crime & safety stats →To buy a median-priced Beachwood-Bluffton home (around $430,000) at today's 6.49% 30-year fixed rate with 20% down, you'd need roughly $76k/year in household income to qualify — an estimated monthly payment of $2,860 (principal, interest, property tax est., and insurance).
| Down payment | Monthly payment | Income needed |
|---|---|---|
| 20% | $2,860/mo | $76,268 |
| 10% (+PMI) | $3,293/mo | $87,808 |
| 5% (+PMI) | $3,438/mo | $91,667 |
Estimates use a 6.49% 30-year fixed rate (current Freddie Mac average), an aggressive ~45% housing-to-income ratio (roughly what FHA underwriting can allow for a buyer with no other monthly debts — your number depends on your debts and credit), this area's median sale price, plus estimated insurance and PMI below 20% down. Not a commitment to lend, and not an APR — your actual rate and payment will vary.
Land for sale
Listings
5 parcels
Active / pending
Median Price
$45K
Per listing
Local Government · area-wide
City of Muskegon
Source: muskegon-mi.gov · unconfirmed
Association and local-government details are compiled from public records, municipal sites, and state registries, and can change. Confirm directly with the association or municipality before relying on them.
Solar potential
~$881/yr in electricity from a typical rooftop solar system
Produces ~6,422 kWh/yr · offsets ~61% of a typical home's use
City of Muskegon Department of Public Works
City operates water filtration/distribution; wholesales to neighboring communities
City of Muskegon Department of Public Works
City sewage collection; treatment via Muskegon County wastewater system
Services for Muskegon · Source: muskegon-mi.gov
Utility, solar, and service details for Beachwood-Bluffton are compiled from public records, municipal sites, and NREL / U.S. data.gov, and can change. Electric/gas can vary by address — confirm with the provider before relying on them.
🛒 Grocery(6)
+3 more within 5 miles
🍕 Restaurants(6)
Boatyeard BBQ
Restaurant
The Deck
Restaurant
Lott on the Lakeshore
Restaurant
The Smokehouse
Fast Food
+1 more within 5 miles
☕ Coffee(6)
+3 more within 5 miles
🍺 Bars(8)
+5 more within 5 miles
🏫 Schools(30)
+25 more within 5 miles
💪 Gyms(1)
Waters Edge Fitness
Fitness Center
🌳 Parks(4)
+1 more within 5 miles
🚴 Trails(3)
💊 Pharmacies(4)
+1 more within 5 miles
👶 Childcare(1)
Jumpstart
Childcare Center
🏥 Hospitals(1)
Hospital
Frequently asked about Beachwood-Bluffton
- What do homes cost in Beachwood-Bluffton?
- The median home value in Beachwood-Bluffton is about $430,000. Individual prices vary by street, size, and condition.
- How active is the Beachwood-Bluffton housing market?
- there are 14 homes for sale in Beachwood-Bluffton right now, and 21 homes sold here in the last 12 months. Listings refresh throughout the day from the MichRIC MLS.
- What schools serve Beachwood-Bluffton?
- Beachwood-Bluffton is served by Muskegon Public Schools of the City of.
- Is Beachwood-Bluffton walkable?
- Beachwood-Bluffton scores 3.9/10 for walkability — a measure of walking, biking, and driving access to groceries, dining, parks, schools, and transit.
Top contributors in Beachwood-Bluffton
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