Frost Corners
Solid value in a growing area
Median $534K·Walkability 1.0/10·Schools 5.0/10
You'll feel the road open up the moment you arrive—wide stretches of land, trees thick on both sides, the kind of space that makes you realize why you ditched the congestion. This hamlet sits right in the middle of Danby township, positioned like a sweet spot between Grand Rapids and Lansing, which means a commute that doesn't eat your whole life. Properties out here tend toward acreage—think 3, 5, even 6 acres—with homes set back from the road far enough that you're genuinely alone, long driveways and tree cover doing the heavy lifting on privacy. The Looking Glass River runs through the area, and if you're the type who likes land to do something with, plenty of folks here have room for workshops, fire pits, and enough quiet to actually hear yourself think. You're close enough to grab what you need but far enough removed that this feels like your own slice of something real.
Why people love it here
$534K median
- 4 sales in last 12mo
Conventional Mortgage Calculator
Median home price in Frost Corners
Estimated Monthly Payment
$3,627/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.
4 homes sold in Frost Corners this year. Thinking of selling?
See what your home is worthBased on 1 rated school nearby
School District: Portland Public Schools
Walkability
Car-dependent
Overall walkability score out of 10
Based on actual walk/bike/drive times to nearby amenities via Mapbox
Tom's Food Center
Wendy's
Confluxcity Brewing Company
Community Lake Park
Unnamed playground
Cryderman Lake
Rivertrail Linear Park
Portland District Library
Crime in Frost Corners 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 Ionia County.
Ionia County crime & safety stats →To buy a median-priced Frost Corners home (around $534,200) at today's 6.49% 30-year fixed rate with 20% down, you'd need roughly $95k/year in household income to qualify — an estimated monthly payment of $3,553 (principal, interest, property tax est., and insurance).
| Down payment | Monthly payment | Income needed |
|---|---|---|
| 20% | $3,553/mo | $94,750 |
| 10% (+PMI) | $4,091/mo | $109,086 |
| 5% (+PMI) | $4,271/mo | $113,881 |
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
1 parcel
Active / pending
Typical Land Value
$118K/acre
Median asking
Median Price
$190K
Per listing
Who actually lends in Frost Corners, and how homes here are financed — from 2024 federal mortgage records.
Loans to buy a home
Most active lenders
Source: 2024 HMDA (CFPB/FFIEC). Neighborhood figures are area-weighted estimates from census-tract data; loan amounts are rounded and all-cash purchases are excluded.
Local Government · area-wide
Danby Township
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
~$868/yr in electricity from a typical rooftop solar system
Produces ~6,374 kWh/yr · offsets ~61% of a typical home's use
Private well
Based on assessor parcel records
Septic (individual)
Based on assessor parcel records
Resident-arranged private hauler
Resident contracts hauler.
Consumers Energy Co|Tri County Electric Coop (MI) · ~13.6¢/kWh
Investor-owned utility.
Confirm by addressServices for Danby · Source: ioniacounty.org
Utility, solar, and service details for Frost Corners 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.
Nearest Park
Community Lake Park
1.9 mi
Parks Nearby
0
within 1 mile
🛒 Grocery(1)
Tom's Food Center
Grocery Store
🍺 Bars(1)
🏫 Schools(4)
🌳 Parks(4)
+1 more within 5 miles
📚 Libraries(1)
Portland District Library
Frequently asked about Frost Corners
- What do homes cost in Frost Corners?
- The median home value in Frost Corners is about $534,200. Individual prices vary by street, size, and condition.
- How active is the Frost Corners housing market?
- no homes are listed in Frost Corners right now, and 4 homes sold here in the last 12 months. Listings refresh throughout the day from the MichRIC MLS.
- What schools serve Frost Corners?
- Frost Corners is served by Portland Public Schools. Its highest-rated assigned school is Portland Middle School (5/10).
- Is Frost Corners walkable?
- Frost Corners scores 1.0/10 for walkability — a measure of walking, biking, and driving access to groceries, dining, parks, schools, and transit.
Top contributors in Frost Corners
Detailed statistics are being computed for this location. Demographics, home values, schools, flood risk, and more will appear here automatically.