Inland lake property owners may not think about the impact of dissolved oxygen on their local environment often, but it plays a critical role in the health of the lake and the fish that live in it.
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Lakefront property market
Here is a quick look at what is happening with assessed values of lakefront properties and what a few real estate professionals predict for the 2026 market.
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View from above
An aerial view of White Lake which straddles White Lake and Highland townships.
Cover credit: Photo of Lower Long Lake in Oakland County by Bloomfield Hills photographer Rainer Jueckstock. His published books on Lower Long Lake can be found at blurb.com/bookstore.
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DISSOLVED OXYGEN
CRITICAL ROLE IN THE HEALTH OF A LAKE AND THE FISH THAT LIVE IN IT
BY MIKE SCOTT
Inland lake property owners may not think about the impact of dissolved oxygen on their local environment often, but it plays a critical role in the health of their lake and the fish that live in it.
Dissolved oxygen is defined as the amount of oxygen mixed into the water. Fish, insects and bacteria all depend on it, much like humans depend on oxygen to breathe. Fish become stressed, and algae growth becomes extensive when oxygen levels drop too low.
Michigan’s seasonal climate has a big influence on oxygen levels. Inland lakes separate into layers during the warmer weather months, with warm surface water and colder, deeper water below. However, these layers don’t mix easily, so oxygen in the deeper parts of a lake can become depleted as the season progresses.
The winter months can further depress oxygen levels as ice and snow cover limit oxygen exchange with the air, especially in shallow lakes. This increases the instances of winterkill, which refers to when fish and other aquatic life die because oxygen levels in the water drop too low.
The University of Michigan School for Environment and Sustainability (SEAS) released a study in December that directly tracks changes in fish body size in Michigan’s inland lakes over many decades as temperatures have risen. The study considers data from long-term fisheries records dating back to 1945, drawn from almost 1,500 inland lakes in Michigan. These records were originally kept on handwritten index cards by professionals with the Michigan Department of Natural Resources (DNR). Once gathered, researchers digitized the records to create a unique multi-decade dataset, according to SEAS.
One of the most significant outcomes of the study was that inland lake fish are significantly smaller today than they were decades ago. SEAS researchers compared fish lengths across different species and age classes over time to reach this conclusion. The study included data on 13 common inland lake freshwater species.
Among other findings, the study revealed that 37 percent of fish age classes analyzed showed a statistically significant decrease in mean length over a 75-year timeframe. Additionally, 69 percent of age classes showed a qualitative downward trend in size, and the youngest and oldest fish showed the most statistically relevant decreases in size. For example, Northern pike showed significant size reductions across all age classes.
SEAS researchers highlighted two major reasons for the shrinking of Michigan lake fish species. First, warmer water accelerates metabolism, which requires fish to ingest enough food to maintain proper body condition. Limited food may adversely impact their size. Second, competition among other species and predators and density effects may intensify as reproduction changes with warming.
The office of the Oakland County Water Resources Commissioner actively manages water levels on 54 inland lakes to support environmental health and recreational use, according to communications director Trisha Bruzek. She says the office does not conduct countywide monitoring of lake water temperatures. However, data may be collected during specific third-party engineering or maintenance activities
“New technologies can support remote temperature monitoring, and we continue to stay informed on emerging tools and best practices through collaboration with regional partners and
experts,” Bruzek said in an email. “Our role is to measure water levels if that makes sense.”
Volunteer testers often monitor temperatures during the open water season, according to Joe Nohner, an inland lake habitat specialist with the Michigan Department of Natural Resources (DNR). Testers may collect lake temperature data at any point during the open water season. This is important since lake temperatures directly affect dissolved oxygen levels.
The DNR conducts standard water quality monitoring, while the Michigan Department of Environment, Great Lakes, and Energy (EGLE) is responsible for some standardized monitoring activities. The federal government can also estimate lake surface temperatures using satellite data, Nohner said.
For example, a 2024 NASA Jet Propulsion Laboratory study used more than 25 years of satellite temperature data to analyze warming trends in lakes around the world. The satellites provide long-term temperature records by combining infrared and other remote sensing observations with ground data. Among other findings, the study revealed a general pattern of higher lake surface temperatures in the U.S.
Warmer inland lake temperatures significantly impact their surrounding ecosystems. Open water periods have gradually lengthened over the years, resulting in less winter ice and more time for aquatic plants to grow.
“We’re still learning what the impact of this is on aquatic plants,” Nohner said. However, longer growing seasons likely contribute to algae bloom formation growth, which can cause significant harm to lakes. Extended open water periods also affect plankton populations and fish communities.
“It’s complicated because you want lakes to provide enough habitat for fish while also keeping the water as clear as possible,” Nohner said. “Reduced ice coverage has a major impact on a local lake environment.”
Some inland lakes have experienced an increase in summertime fish kills, which refer to either natural deaths or unnatural deaths caused by environmental factors. Cool or cold-water species such as walleye, lake trout, and cisco may be especially at risk. Bluegill, largemouth bass, and yellow perch are among the types of warm-water fish that are prevalent in shallow, inland lakes.
“We expect to see (cold-water) fish struggle more in the future if water temperatures continue to rise,” Nohner said. “That’s one reason so many lakes stock walleye. Climate change is having a real impact on walleye and other cold-water fish. It’s a concerning pattern that will be difficult to reverse.”
Without the cold water they require, walleye struggle to spawn successfully enough to maintain
stable populations in Michigan’s inland lakes amid increasingly challenging environmental conditions. “You don’t want to lose the ability to provide cooler refuge for those cold-water species,” Nohner said.
Grand Rapids-based design, architecture and consulting firm Progressive Companies regularly samples inland lakes in Oakland County and throughout Michigan for clients that include such quasi-governmental agencies and organizations as lake improvement boards, neighborhood lake associations and municipalities. The firm’s work is largely funded by residents in lake communities and/or living on inland lakes, according to its Water Resources Practice Leader Paul Hausler.
He indicates some inland lake macro trends related to dissolved oxygen levels and lake temperatures have remained consistent over the 35+ years that Hausler has been in the business. Levels of dissolved oxygen have fallen across the board, often to less than half a part per million, especially at deeper levels. That causes higher nutrient levels that can adversely affect aquatic species, shrinking their available habitat areas.
Yet higher lake levels can also experience lower levels of oxygen. Hausler indicated a client project on Belleville Lake in Wayne County uncovered lower levels of dissolved oxygen near the surface last year.
“We definitely have seen an increase in anoxic conditions,” he said.
Progressive collects watershed, plant and species data — along with other relevant lake information — for many of its clients. Its professionals also gather input from residents, stakeholders, and local municipalities to capture both objective and subjective data. In addition, Progressive helps clients pursue financing when possible, often through special assessments or grants from state agencies such as EGLE, provided there is a demonstrated watershed benefit. Implementing a full management plan developed by the consulting firm can cost upward of $100,000.
“One of the strategies we may address is how to reduce the levels of phosphorus in a lake,” Hausler said. Phosphorus can trigger algae blooms, lower water clarity, and reduced oxygen levels. His firm often uses an aluminum sulfate base to reduce phosphorus levels, which can help reduce the severity of algal blooms. Grants are rarely available for inland lake chemical treatment strategies.
Progressive also regularly surveys lakes to produce detailed contour maps used in invasive species management. Based on those findings, the firm identifies herbicide or mechanical harvesting options, which—if approved—are carried out by a trusted third party.
“We need to create a plan with detailed maps to do that work effectively so we aren’t wasting money,” said Hausler. “This process is very science-
driven.” Along with its contractors, Progressive uses geo-referenced technologies to help ensure the work is done correctly.
As Oakland County Parks and Recreation’s Freshwater Program Coordinator, Eric Diesing and his colleagues oversee fisheries and stormwater management for lakes within the county’s parks. The department collects a wide range of data, including water temperature, dissolved oxygen, pH, turbidity (a measure of water clarity), nutrients, total dissolved solids, and more.
“Much of what we do relates to habitat management work,” Diesing said. “The amount of testing we can do depends on timing and funding constraints.”
The department typically collects data from up to seven lakes per year on a rotating basis. Under Diesing’s leadership, the team has been actively collecting data since 2024, when he joined the department.
Historically, data collection relied on “grab samples,” which required staff to visit sites in person. Today, the department has installed realtime water quality sensors that record data every 15 minutes and upload it to a database every four hours. The sensors are used during warm-weather months and were first deployed as part of a pilot program in 2025.
“This technology is especially useful at lake inlets and outlets,” Diesing said. “It allows us to measure incoming and outgoing water temperatures and better understand watershed impacts at a broad scale.”
Diesing also plans to install up to three permanent, unmanned weather stations at county park locations by 2027. These stations will collect remote data on surface water temperature, nutrient concentrations, and other parameters, which can be correlated with information from other water quality centers.
“These remote technologies have strong implications for water management strategies,” Diesing said. “They also support analysis of highwater events. Our staff checks the data every couple of weeks. It’s an innovative, efficient and comprehensive method of collecting information.”
Compared with traditional grab sampling, these sensors provide more accurate readings and allow monitoring at the sub-watershed scale.
The department will analyze how these data
affect flow, discharge and the “first flush” phenomenon, which is the initial portion of runoff during a storm. That runoff carries the highest concentration of pollutants into lakes, rivers or streams. This first flush transports substances, bacteria and other materials, both beneficial and harmful, into the lake.
Nohner said that fish body temperatures depend entirely on their surroundings. Changes in water temperature, the length of winter ice coverage, and the duration of warm-weather open-water seasons affect all fish species. “It’s really affecting coldwater fish,” Nohner said. “When surface water temperatures rise later in the season, their only protection is to move deeper. The problem is that oxygen levels are lower at those depths.”
Various data points show that some Michigan inland lakes have experienced a gradual decline in ice coverage over several decades, Nohner said. For example, Fair Lake in Barry County northwest of Battle Creek has lost 37 days of ice coverage over the past 70 years. Gull Lake in nearby Kalamazoo County has lost 26 days of ice coverage since 1924. Data from Grand Traverse Bay extend even further back, showing the bay has lost 42 days of annual ice coverage since the 1850s.
Trends in ice fishing tournaments further support this decline. One notable example is the frequent cancellation of the Black Lake sturgeon ice fishing season in northern Michigan in recent years due to insufficient ice coverage. Tip Up Town USA, an annual winter festival in Houghton Lake, has postponed its fishing tournaments multiple times because of a lack of ice coverage, most notably in 2024. The Oakland County Sheriff’s Department indicates that ice should be at a minimum of five inches in thickness for ice fishing, skating, and foot traffic
Reduced ice coverage creates serious environmental hazards and safety risks. Inland lakes across the state now have fewer days safe for fishing or walking on ice, forcing local residents to monitor ice depth throughout the winter. This trend also increases demands on local law enforcement and rescue teams, including the Oakland County Sheriff’s Office Marine Unit, which consists of parttime emergency-response marine deputies and fulltime deputies trained in search-and-rescue diving.
“We do, in fact, have less ice coverage here, and we can expect that trend to continue,” Nohner said.
Hausler and his team also conduct water quality monitoring services that provide detailed assessments of the lake’s plant community, utilizing the latest in GIS mapping.
“We really look to limit the impact to native plants, so it is a detailed process,” Hausler said. “A lot of our clients want to make sure their lake can function like a swimming pool, but we go much deeper in looking at the best interests of the lake environment.”
Invasive plans generally enter the inland lake’s environment using boats and recreational equipment that have been in other lakes, waterfowl and wildlife, bait bucket releases, and more, according to the DNR.
Progressive’s water testing and research is generally conducted from late March, about two weeks after ice coverage has melted, through October or early November when air temperature cools. The firm works with an average of 120 inland lakes around Michigan each year, roughly 25 percent of which are in Oakland County.
With a longer open water season and reduced ice coverage period, the end of Progressive’s typical testing season has been starting later in the year because of higher air temperatures from September through November. Climate summaries indicate that Michigan’s average annual temperatures have increased by about two-three degrees Faranheight over the past century, according to the Michigan Department of Health and Human Services. This overall warming includes seasonal effects that can lengthen the warmer part of the year
“It hasn’t affected the end of the (ice coverage) season as much, which generally remains sometime in March, but we used to end our testing in September,” Hausler. Now, it’s often deep into November as we’ve experienced global warming.”
Hausler has observed that the reduction in ice coverage days is more dramatic on a macro level than the decrease in lake temperatures. He identified increased algal growth and higher decomposition rates, caused by lower dissolved oxygen levels, as major issues.
Other common trends include an increase in major stormwater events caused by intense rainfall. Such heavy rain can trigger nutrient runoff, carry more sediment, and fuel algal blooms. It can also increase the seepage of chemicals and other harmful substances into lakes.
To address these issues, Hausler recommends implementing green infrastructure. Examples include buffer strips, which are vegetated areas along inland lakes. and rain gardens. Both help reduce runoff and protect water quality.
Algae growth also continues to increase at alarming levels around many inland lakes, Hausler said. This can be caused by more invasive species that, over time, become increasingly tolerant of their new environments if not properly removed.
“We’re also seeing chlorine levels rise from increased road salt and runoff from water softeners,” Hausler said. More intense winter storms distribute larger amounts of road salt, considered another effect of global warming. “Across the state, we’re seeing more intense lakeeffect snowfall in areas surrounding the Great Lakes,” Hausler added.
The National Oceanic and Atmospheric Administration and regional climate assessments show that the frequency of extreme precipitation, defined as two-inch or greater events, is among the highest on record for recent multi-year periods, according to the Midwestern Regional Climate Center.
Diesing is cautious about citing definitive trends since the Oakland County Parks and Recreation has been collecting data only since 2023.
“We need to engage in an adaptive management process,” Diesing said. “The lake can’t talk to me, but it can communicate. To understand the ecosystem, I first need to collect data.” For example, if data reveal that dissolved oxygen levels fall below preferred thresholds or that forage and fish populations are low, Diesing and his colleagues can make informed habitat restoration decisions, such as adjusting breeding strategies for feeder fish.
Diesing is confident that because every lake in Oakland County is interconnected, data from county park lakes can provide insights relevant to other local inland lakes. By pooling resources with partners such as the Oakland County Water Resources Commissioner’s Office and the DNR, the county’s parks and recreation team can identify emerging trends.
“The DNR may send staff to join us in the field for data collection,” Diesing said.
Higher lake temperatures, for instance, might lead the department to recommend tree planting along inland lakes to lower mid-summer water temperatures and support fish species. While habitat restoration projects may not directly affect neighboring lakes, they contribute to effective county-wide watershed management. Other strategies can also enhance species management and stormwater best practices.
“We have a great natural resources team focused on freshwater programs and other areas beyond lakes,” Diesing said. “Our goal is to capture the view of the whole ecosystem so we can make the right decisions.”
The SEAS study produced by the University of Michigan also shows that longer open water periods lead to extended periods of stratification, another name for the separation of lake into lawyers in the spring and fall. That process occurs when warm water mixes with cold water. The mixing process replenishes dissolved oxygen levels at different layers in the water column, which in turn supports plant and biological life, water supply quality, and more. Longer stratification reduces oxygen levels in inland lakes, particularly in colder bottom waters.
Many lakefront property owners are aware of the risks associated with nutrient runoff, which can further reduce dissolved oxygen levels. Nutrient runoff may include compounds that stimulate plant and algae growth, such as nitrogen and phosphorus. Chemical treatments for aquatic plants and algae blooms can also contribute to oxygen depletion.
Each inland lake responds differently to foreign substances and changes in air and water temperatures. One potential reaction involves the sediment cap at the lake bottom, which can undergo chemical changes that prevent nutrients from being released, Nohner said. While nutrients are often viewed positively, given an assumption of nutritious benefits, nutrient imbalances in freshwater systems can be harmful.
“When that cap breaks down, sediments can release nutrients like phosphorus, which degrades lake health,” Nohner said. “In highly impacted lakes, you may see more algae blooms, even extending into boundary waters at higher levels.”
Additional nutrients released into bottom waters can also delay fall turnover. “Changes in stratification patterns are influenced by the release of nutrients from bottom waters,” Nohner said. “That leads to nutrient pollution in lakes.”
“What we do at county park lakes can have broader impacts if we manage stormwater to maintain higher oxygen levels,” Diesing said. He highlighted the presence of freshwater mussels in some Oakland County lakes. Freshwater mussels are considered to be one of the world’s most threatened species. Maintaining mussel populations in Michigan and nationally has been a multi-decade effort, as mussels often rely on fish gills for movement.
Nutrient runoff in fact acts like fertilizer once it reaches a lake, which in turn can trigger algal blooms and excessive aquatic plant growth. When algae die, they decompose in a process that uses up oxygen, Nohner said. This can lead to lower dissolved oxygen levels, more winter fish kills, and stress or loss of aquatic species, a scenario known as eutrophication.
Hausler referenced successful efforts by the state of Minnesota in developing smart salting protocols for the winter, which can prevent salt runoff that impacts lake temperatures and dissolved oxygen levels.
The Minnesota Pollution Control Agency (MPCA) leads the Smart Salting initiative, a training and certification program that teaches winter maintenance crews, property managers, and others how to apply the right amount of salt efficiently, at the right time, and with the right equipment. According to the MPCA, the goal is to reduce environmental impacts without compromising safety. Michigan communities are increasingly adopting and applying these strategies.
Progressive Companies has developed educational materials for customers outlining that more than two million tons of road salt are applied to ice roads by public agencies statewide, but this causes several problems for inland lakes. EGLE has established water quality values for chloride to describe the impact to aquatic life at different values.
Hausler points to recent data from the Huron River that chlorine levels have risen by five-six times over the last 50 years, from 15-20 ppm to more than 100. The chronic toxicity standard is 150. “This can have an intense impact on aquatic species,” said Hausler, whose firm has measured chronic toxicity levels in a few waterbodies in Oakland County.
Because water density decreases with salinity, chloride can accumulate in a lake’s bottom waters, reaching levels significantly higher than at the surface. Elevated chloride levels can create a chemocline, a chemical gradient between surface and deep water. This gradient can block a
lake from fully turning over in the spring, further depleting oxygen, Hausler said. Cold-water fish, such as trout and whitefish, largely cannot survive without sufficiently oxygenated deep water.
There are no easy solutions for the impact of these environmental trends, but lakefront residents can do their part, Hausler said. In addition to increasing buffer strips and natural habitat along their own shorelines and reducing runoff, residents can partner with such organizations as the Michigan Natural Shoreline Partnership or the Michigan Inland Lake Partnership. Both organizations collaborate with lake associations and inland lake stakeholders to create best practices for neighborhood property owners.
“Just because you move to a lake doesn’t mean you can incorporate the same type of lawn maintenance strategies you could (previously),” Hausler said. “We will get some clients who blame what is happening upstream, and while there are some things you can’t control, we can all do our part. Education is key.”
Nohner offers several suggestions for lakefront property owners who want to maintain healthy oxygen levels. First, he emphasizes the importance of knowledge. Residents and lake associations should conduct qualitative water monitoring to better understand lake temperatures and their effects on aquatic life.
“Know what’s happening in your lake,” Nohner said. “The best time to start water monitoring is right now.”
Second, residents should take responsibility for managing their shorelines and nearshore habitats. Maintaining a vegetated buffer is critical because it provides natural habitat for frogs, butterflies and other species that support overall lake health. Homeowners and lake associations should also reduce the amount of nutrients that enter the water, helping preserve the integrity of natural shorelines.
“Broadly, it can feel overwhelming to think about the impacts of climate change on local lakes, including water temperatures and oxygen levels,” Nohner said. “But lake associations can work together to properly manage aquatic plant treatments and reduce nutrient pollution. Every action makes a difference.”
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LAKEFRONT HOME VALUES AND SALES PREDICTIONS ONGOING
BY MARK H. STOWERS
considered water-improved total about 567,000 living units. If you are like most lakefront homeowners, you no doubt have two concerns each year – the latest assessed value of your property and how the overall housing market is performing, regardless of whether you are actively considering selling at the time.
Up until this past June, assessing housing values in Oakland County mostly involved only county and local government assessors determining the assessed value of real and personal property. Assessed value is constitutionally required to be 50 percent of its true cash value as of December 31, using a two-year sales study. This data, managed by the Oakland County Equalization Department, is primarily used to determine taxable value or calculating property tax bills. With a higher-than-expected increase in the county cost of assessing property, some communities ended their county contract and hired private companies to perform the work. Assessment Administrative Services (AAS) was hired by Commerce, Oxford, Lake Orion, Walled Lake, Independence, and Springfield, each of which had opted out of the county’s services. The new Oakland County contract standardized rates that forced cities and townships to look elsewhere for assessment services are $22.25 per parcel in the first year, rising to $32.11 in the second year and $42.38 in the third year.
There was a time, prior to the late 1970s, when homeowners both on and off the water faced rampantly increasing tax rates each year. And in the case of lakefront homes, value increases each year were generally higher than if your home was not near a waterway.
But state voters in 1978 approved the Headlee Amendment to the Michigan Constitution which ushered in a number of tax limitations. Among the changes was a limitation on the overall state equalized value (SEV) for a government jurisdiction but the SEV for an individual parcel could still have a higher taxable value. If the overall community SEV growth produced more tax revenue than originally approved by voters, then the community would have to rollback the millage rate applied to the overall community SEV.
Then in 1994, voters approved Proposal A which dealt with school financing and at the same time limited the growth on taxable value of individual properties to either the rate of inflation or five percent, which ever is less. When a property is sold or transferred, the taxable value is reset to the SEV, which equals half of the cash value of a property.
The Michigan Constitution requires that property be uniformly assessed and not exceed 50 percent of the usual selling price, often referred to as true cash value. Each tax year, the local assessor determines the assessed value of each parcel of real property based on the condition of the property as of December 31 (tax day) of the previous year.
Rob Scripture, Assessing Director of West Bloomfield Township Assessing Director for the past decade, offered more explanation.
“I try to make things fair in terms of paying property taxes. My job is to make sure that I allocate property values to where they’re supposed to be,” Scripture said. “Michigan uses a mass appraisal assessing system. There’s just too many properties for appraisers and assessors to go visit every individual property so we use a mass appraisal system that uses rates from the state of Michigan. These rates are reviewed every year and once approved, are adopted for assessors use.”
There are 26,000 properties to assess in West Bloomfield. And of that, 1,600 are lakefront properties. Armed with this annual rate, assessors go to the properties, measure what’s there, and enter the information into the system. They also use aerial imagery and online listing information to help with accuracy.
“They use the sales that have occurred in the area comparable, whether it’s lake frontage or a typical neighborhood subdivision, a condo complex, whatever is similar,” Scripture said. “Whatever sales occur in that area, they then look at whether the values are increasing or decreasing or staying the same in that area. Assessors are then charged to make the changes to those properties.”
Market sale transactions for real property are used by Michigan assessors to compare assessed values with the actual sale prices (market values) for those same properties. Market value can be defined as the most probable price, as of a specific date.
“We also maintain records, which if nothing’s changed, we have an updated record. We also review by going to properties to take updated pictures for our records and to see if there’s any changes made to the property. We’re pretty active. We do about 6,000 reviews every year, whether it’s at the desk or in person,” Scripture explained. “It is really about making sure records are accurate because my biggest fear as an assessor is assessing somebody for a wing in the house that they don’t have or a deck. And we do whatever we can to make sure that what’s there is being what they’re feeling assessed for.”
He said his department also “Works closely with the (city) building department and the planning department and the code enforcement officers. Anything that may need our attention, we work closely with our departments to make sure we go out there and record any change that’s occurred throughout the year.”
He noted that most of the value of an appraisal is the square footage.
“We also have the age of the home as it depreciates every year. We have bathroom counts in terms of fixtures that are in the property, which means that if you have a regular colonial subdivision, all made by the same builder to the same general
specification. Those don’t vary much but someone might opt for granite countertops and crown molding. That’s going to be a little higher. If someone has the base model, that’s a little bit lower. In terms of lake frontage, the more frontage, usually the higher land value. With assessing, we respond to what realtors know. They’ll know before us as to what the market’s doing. We respond to the sales to say what the market is actually doing.
Proposal A’s formula makes sure a property’s taxable value does not grow as fast as the property’s assessed value, which should be at or near 50 percent of market value. However, once the property is sold, the taxable value is uncapped and increases to the assessed value for the year following the sale. Property taxes are calculated by taking the taxable value of the property, which is approximately half of what the property is worth, and multiplying it by the number of mills imposed by local authorities, which can include such things as schools, libraries, and the Detroit Zoo, among others. The assessment can be contested by homeowners. In West Bloomfield, Scripture does see this, but he explained it’s “0.2 percent, way less than one percent. Some just appeal to protect their rights, just in case they want to appeal further. Some just want to know what the process is about, but it’s a normal process. It’s available to every one of our residents and everybody in the state of Michigan to look at and check out, but it’s really nothing to be afraid of.”
When talking to neighbors, no two taxable values seem to be the same. Scripture offered insight.
“Everybody’s taxable value is unique. You can have two identical homes sitting side by side, and one person has a taxable value half of the other person’s just because they’ve lived in the house since the start of Proposal A. And the other individual just bought last year, so they’ve become uncapped. The taxable values are unique to the date a property was purchased. If your taxable has a large spread between taxable and your state-equalized value, that means you’ve been in there for a while,” he said.
For homeowners concerned with not passing on a tax increase to their children, there are ways to keep the property from being uncapped, according to Scripture, for “first blood transfers is a very complicated topic, but you can transfer from family member to family member so long as it meets the qualifications that the state has put into their laws.”
Scripture has worked in the assessing field for more than two decades and has seen values increase with the one anomaly being the 2008 housing crisis.
“I was at the county when the market did this little downward spiral. But since the bottoming of the market, the recovery and the increases are beyond
where we originally were, they’ve been pretty consistent, especially in West Bloomfield. We are 92 percent residential, which is nice because you do not have the huge fluctuations when certain branches of the businesses get in trouble that cause certain class of properties struggle. Being a mostly residential property, we see pretty steady increases every year. From 2024 to 2025, the residential market increased by six percent. And then from 2025 to the assessments going out, the residential market is about five percent.”
He noted that it’s not easy to show what the lake properties are as a percentage because “even a uniform lake might have three or four different neighborhoods on it because of all the intersecting lines between school districts, old neighborhoods and new neighborhoods. We do have four lakes in West Bloomfield and we monitor sales for non-motorized lakes and motorized lakes because they do have differences in valuation for those willing to pay more for certain lakes or not. Both of those have 4.5 percent increases on average this year moving into 2026.”
Scripture added that for uncapped properties, the taxable value increase is 2.7 percent, up from 1.7 percent in previous years.
“Across Michigan, uncapped residential taxes can only go up 2.7 percent, that’s state law,” Scripture said.
Oakland County Equalization Director Micheal Lohmeier explained more about the property value increases.
“The overall tentative assessed value change for residential is 5.46 percent, for commercial is 3.46 percent and industrial is 4.48 percent. Land value, particularly vacant land, is influenced by multiple factors, including overall market conditions (time), location, site size and shape, frontage, accessibility, topography, soil conditions, supply and demand (scarcity), and interest rates. In water-influenced markets, scarcity of available frontage and buyer demand are often key drivers, but values are ultimately influenced by a combination of market and physical factors.”
Lohmeier provided SEV information for Birmingham, Bloomfield Hills and Orchard Lake ,showing the SEV increases in each community the past five years.
In Birmingham, there are 9,208 total parcels and nine are lakefront with an SEV total of $10,605,260 in 2020. There was a lakefront percent change by SEV in 2021 of 4.16 percent to $11,046,620; and 2022 saw a staggering increase of 15.64 percent; 2023 had a 10.99 percent increase and 2024 topped out at 19.67 percent. The increase for 2025 was 4.27 percent with
an SEV of $17,707,910 and the 2026 increase is 8.45 percent to $19,203,380. Non lakefront SEV totals in 2020 were $2,800,865,210.00 and saw increases of 4.51 percent in 2021; 4.22 percent in 2022; 6.37 percent in 2023; 8.80 percent in 2024; 8.47 percent in 2025; and 6.20 percent in 2026.
Bloomfield Hills has 49 lakefront parcels from a totql of 1,769 parcels. Their lakefront percentage of SEV had much smaller increases. Lakefront SEV totals were $32,236,340 in 2020 and increased 2.15 percent in 2021; 2.14 percent in 2022; 3.53 percent in 2023; 7.17 percent in 2024; 3.53 percent in 2025; and 3.83 percent in 2026 with a lakefront SEV total of $40,116,950.
Orchard Lake lakefront SEV totals for 2020 were $383,433,630 for 391 lakefront parcels of the community’s total of 1,015. The lakefront percent change by SEV was 2.34 percent in 2021; 1.53 percent in 2022; 2.49 percent in 2023; 5.81 percent in 2024; 8.44 percent in 2025; and 6.96 percent in 2026 with a lakefront SEV total of $501,118,800.
Lohmeier added, “The 2026 values reported above are tentative and will remain until finalized after the March board of review and equalization processes are completed. Data has been adjusted to accommodate splits and combinations.”
In terms of the general markets for lakefront properties, we turned to a few of the more experienced real estate professionals dealing with lakefront sales for a look at the past and projected current market to determine what to expect.
Among the group is Kathy Broock of Kathy Broock & Company at Max Broock in Birmingham; Stacy Peardon of Epique Realty in Rochester; Steven Stockton of Keller Williams in Commerce; and Susan McFarland of RE/MAX Classic in Milford. Each of these Realtors have multiple decades of experience and have a deep understanding of Oakland County real estate, especially lakefront, and have helped appraisers fine-tune their numbers when it comes to home values.
The COVID boom saw homes increase in a sellers’ market where values ballooned due to overbidding, according to Broock
“Values went up a lot with COVID, like everywhere. And now they’ve evened out. We’re not seeing a major jump like we did in ’20 and ’21 and ’22. We had a 30 to 40 percent jump. Some people who bought during the peak and are trying to sell now may be losing some money. We had such a demand during COVID because people were working from home. And they’re just not selling them what they bought it for. We had such an increase that it’s more of a balanced market now. It’s not just a seller’s market. Some homes are selling at asking or closer but not every house is selling over asking like it did during COVID.”
There is still a small inventory of lakefront homes, according to Broock.
“There’s such low density for lakefront that it’s always just lower inventory. We just don’t have a lot of lakefront inventory. Certain locations on certain lakes command bigger numbers, faster sales. There are always certain streets that might command a higher number,” Broock said. “But a good house on water is still selling. It’s always pretty much a seller’s market no matter what.”
She noted the market is stable, but there are areas where buyers are getting a better deal than they did two years ago.
“There’s more negotiation than we have seen in the past. It’s a very stable market for both buyer and seller. It’s location, location, location, like anywhere. If you have a really good house and a good location on water, you’re going to have more people wanting it. You may have more aggressive negotiations going on in locations like that, but it’s still a very stable market. We have seen some price reductions on water, but premium streets on premium lots, if it’s a good house, are still selling strong.”
Peardon continues to see the upgrading of homes on lakes due to limited inventory to buy.
“I live on Lake Oakland and that lake is actually split between Waterford and Clarkston,” Peardon said. ”And over the past five years, I’ve noticed a major transformation in some of the vacant land or older, smaller cottages, more than ever a surge in people buying those properties and demoing them and then building nice, larger new construction properties. That’s just based on the fact that there hasn’t been any inventory for them to actually buy.”
Peardon noted the market for lakefront has always been a sellers’ market, even in downtimes.
“There is only so much lakefront land, so it’s a limited product. Even during the crash, it was a little bit more of an insulated product,” she said. “If you are looking at it from an investment standpoint, it’s always been a safer investment as well as your ability to improve the property. Your return is greater. As far as additions, renovation work, and landscaping, the percent return that you’ll receive on improvement of a lakefront property is going to be significantly greater.”
Even in the stabilized sellers’ market, initial pricing strategy and staging play an important role.
“Right after COVID in 2020, we had a surge where it honestly didn’t really matter what you did for a staging perspective or how you prepared the property, or if there is anything wrong with the property. It was just going to get bid out and bid over no matter what,” she said. “Then we had the wall when interest rates rose, so that affected people’s buying
power and their liquidity to do any sort of renovations. I think we’re normalizing a little bit more. I wouldn’t necessarily say with lakefront properties that it’s a balanced market. It’s a little bit more of a balanced market in your non-lake properties, but for lake properties, I still think, depending on the actual house, you are still able to get multi offers overbids, and it really depends on your initial pricing strategy. If, you are going to shoot for the stars with your initial launch. And it’s a reach in terms of what you could actually get for the property, then you are probably not going to be in a multi bid situation. But if you are positioning it in a realistic manner and it’s a good property from either standpoint of the condition or even the specific position on the lake. One is not equal to another. It depends on whether you are on a back canal, or if you are on a sandy beach, or if you have a sunset view. There are a lot of factors in reference to your specific location on the lake. But I think if you are realistic about it and have good positioning and marketing, you are definitely still getting multi offers.”
She also noted that functional floor plans are in big demand.
“They’re older cabins that have been reconfigured to be family homes and unless people are buying it for a second home or vacation home, they’re buying it for their primary property. They want a good floor plan.”
Other factors that buyers are looking for include the position on the lake, more of a yard for recreation space.
“Those are always way more desirable than say when you have a drop off or your house, butts right up to a seawall or something. The ability to have some recreation space in your lot is pretty desirable. Obviously, most people want to have the lake view. It’s less desirable to be on a canal or a section of your lake that’s going to have a limited view or maybe more cattails or a no-wake zone. They’d rather be in the open recreational part of the lake.”
Stockton said he has seen “progressive growth since 2011” in lakefront values. “Our real comp, which is our multiple list system, year over year for December, was up 5.9 percent. For the whole year it was roughly four percent. We have about a three month supply of inventory. You have to have about a five to six month supply to be a balanced market. I would call today’s market a seller/balanced market. Sellers still have the advantage but the buyers at least have an opportunity to look and spend a day to make an offer rather than immediately write an offer over list price like they had to do a few years ago.”
Interest rates have slowed down sellers who are looking to get another lakefront property.
“Those folks have a two or three percent mortgage and when they start looking at the prospects of buying a new house and paying 6 to 6.5 percent, they’re not too excited about it,” he said. “Plus, they’re going to have a big jump in taxes because the new property they buy is going to become uncapped and the taxes will jump up.”
All sports lakes are the most popular for prospective lakefront homeowners, according to Stockton.
“The main reason why people want to be on the water is to be able to take a boat out, a jet ski, that type of stuff on the lake. When it comes to pricing on the lake, that’s the number one thing is what lake are you on. Because when you’re looking at value points you’ve got what lake are you on, what’s your competition, what kind of condition is the house you’re in, what kind of amenities, like do you have a walkout basement, is it finished, is there a first floor primary bedroom, do you have a pool? Pools are really big on lakes. What your frontage is like, what your views are like. Lakefront’s a lot different than regular residential because regular residential, you go into a subdivision and there might be two or three different models and everybody has pretty much the same lot and pretty much the same type of house. When it comes to lake property, every house is a Picasso. Every single house is totally different. You don’t see the same basic house in rows.”
Overall, interest rates don’t slow down many lakefront buyers, according to Stockton.
“When it comes to lake properties, it has the highest percentage of people that pay cash other than investment houses. And that can be in all price ranges. It’s not unusual to see $2 million houses that people are paying cash,” he said.
McFarland lives on Lake Sherwood in Commerce and has 42 years of real estate experience.
“Lakefront property has always been a great investment. There are times when it stabilizes a bit but then it always goes up because it’s a commodity,” McFarland said. “Even though this last year was a little challenging on the lake that I work and live on, a lot did go up three percent from the previous year. We’re in a correction mode where buyers get that interest rates aren’t going to go down.”
On average, national-level real estate data suggest that waterfront or lakefront homes often command premiums of roughly 20 percent (or sometimes more) compared to similar inland properties, due to scarcity, views and demand. These fixed plots of land with homes simply can’t be reproduced. Developers can build inland but not on additional shoreline, so buyers pay a consistent premium whether it’s for primary residences, vacation homes, or investment properties.
THREATENED PLANET
Threatened Planet is a newsletter of curated information gleaned from over 30 print and online news sources where reliable information is provided on the health of the environment and the efforts to remedy problems facing the planet. We constantly monitor a diverse list of sources – the major daily newspapers in the country and in Europe, a variety of scientific journals and government websites, along with newsletters from environmental groups, as well as a wide-ranging list of other reliable print and online news outlets. For those concerned about the environment, we do the legwork by aggregating relevant information from a wide swath of sources and attempt to offer links mostly to those sources not restricted by a paywall. Those interested can sign up for the newsletter at ThreatenedPlanet.com.
Research and composition of the Threatened Planet newsletter is the work of Austen Hohendorf.
Scientists find “ghost forests” more widespread than originally thought as a result of climate change. (Brady Dennis, Kevin Crowe/The Washington Post)
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Recently released study links chronic exposure to wildfire smoke to tens of thousands of deaths annually in the US. (Dorany Pineda/The Associated Press)
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The U.S. Department of Justice (DOJ) lawsuit blocking Michigan from suing major oil companies to hold them responsible for climate change was dismissed by a federal judge. (Nate Raymond/Reuters)
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Trump threatening to block the opening of the Gordie Howe Bridge from Michigan to Canada if demands not met - hours after his administration met with Ambassador Bridge owners. (Tyler Pager, Marine Stevis-Gridneff/The New York Times)
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A federal judge ruled an offshore wind project in New York can resume construction, the fifth such project back on track after a sweeping stop-work order was issued last year. (Dan McCarthy/Canary Media)
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The Trump administration opens the only Marine National Monument in the Atlantic Ocean to commercial fishing after decades of protection and reclosure after his first term. (Rachel Frazein/The Hill)
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New report finds EV fast-charging networks grew over 30 percent in 2025. (Shannon Osaka/The Washington Post)
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A bill passed by Congress withdraws $500 million in funding allocated for abandoned mine cleanup projects to pay for U.S. Forest Service operations. (Kiley Bense/Inside Climate News)
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For nearly two decades, a small group of conservative activists have been working behind the scenes to wipe out climate regulation in the U.S., finding success as Trump allies. (Lisa Friedman, Maxine Joselow/The New York Times)
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A coalition of unions and local governments filed a lawsuit against FEMA for cutting its staff, arguing the agency is violating laws that mandate the group maintain capabilities to respond to disasters. (Daniel Weissner/Reuters)
More than a dozen, majority women-led groups are working together to rescue environment and climate data from being erased from public databases by the Trump administration. (Kyla Mandel/TIME)
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Six years after the financial industry pledged to use trillions to fight climate change and reshape finance, its efforts have largely collapsed. (David Gelles/The New York Times)
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A new U.N. report finds climate change, pollution have pushed the world into a state of “water bankruptcy,” leaving essential sources of fresh water irreparably damaged and billions of people without water for basic needs. (Sarah Kaplan/The Washington Post)
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The Trump Administration is speeding up deepsea mining permits in international waters after new rules filed shorten companies ability to apply. (Max Rego/The Hill)
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Once a center for the corporate climate movement, discussions about climate change and renewable power shift tone at the World Economic Forum annual gathering in Davos (Sam Meredith/CNBC)
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Electric vehicles outsold gas vehicles in Europe for the first time. (Adele Peters/Fast Company)
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Trump administration officials ordered national parks to remove displays related to climate change, environmental protection and mistreatment of Native Americans as a part of executive order to scrub “partisan ideology.” (Jake Spring/The Washington Post)
METRO INTELLIGENCER
Metro Intelligencer is a monthly column devoted to news stories, tidbits and gossip items about what's happening on the restaurant scene in the metro Detroit area. Metro Intelligencer is reported/ created each month by Gigi Nichols who can be reached at GigiNichols@DowntownPublications.com with news items or tips, on or off the record.
Evening Bar transforms into Model T-iki
Shinola Hotel’s Evening Bar is offering a tropical escape for those seeking to warm up during Detroit’s frigid February. Through the end of the month, the intimate lounge has been transformed into “Model Tiki,” an immersive tiki-style cocktail experience that swaps winter blues for island vibes. The cozy space has been reimagined as a lush paradise, complete with thatched accents and tropical foliage. The name “Model T-iki” is a playful nod to Detroit’s storied tiki past, drawing inspiration from legendary destinations such as Chin Tiki — the beloved supper club, nightclub and banquet hall owned by Marvin Chin from 1965 to 1980 — and Mauna Loa, the lavish Polynesian restaurant palace that operated from 1967 to 1971. Guests can sip on inventive signature cocktails, including the Model T-ai, featuring rum, Grand Marnier, orgeat, and calamansi; Colada ’66, a classic blend of rum, coconut and pineapple; and the Piston Rod Sling, made with sorrel-infused gin, Michigan cherry, Benedictine, pineapple and mole bitters. Some highlights on the small bites menu include a PuPu Platter with grilled chicken satay and sesame-peanut sauce, coconut shrimp, spring rolls with sweet chili sauce, and spicy mango mustard; Pork Belly Bao Buns with Szechuan pepper; the Frenchie Burger topped with raclette, caramelized onions, and dijonnaise; and Deviled Eggs Musubi, served with crispy Spam and nori. 1400 Woodward Avenue, Shinola Hotel, Detroit eveningbar.com
Honors for Prime + Proper in Detroit
Detroit’s Prime + Proper, owned by Heirloom Hospitality, has been recognized as one of the best steakhouses in North America as well as one of the best steakhouses in the world. World’s 101 Best Steak Restaurants honored the restaurant at number 20 on their list of top steakhouses in North America and 69th in the world. The ranking of the World’s 101 Best Steak Restaurants is managed and published by Upper Cut Media House
headquartered in London, UK. Here’s what they had to say about Prime + Proper: “Housed in a beautifully restored 20th-century building, Prime + Proper exudes modern grandeur — soaring ceilings, marble floors, glass-walled dry-age rooms and a custom-designed butcher counter anchor a dining room where every detail feels curated yet energetic. It’s not just a place to eat — it’s an experience. At the core of that experience is a serious, chef-driven meat programme. All beef is butchered in-house, with an obsessive focus on sourcing, marbling and ageing. Cuts range from grass-fed New York strips and USDA Prime porterhouses to domestic Wagyu and 100+ day dry-aged ribeyes, all grilled over an open flame to precise, smoky perfection. The result is steak with structure, depth and story — and it’s matched by a supporting menu that brings clarity and creativity without overshadowing the fire.
Highlights include bone marrow with sourdough ash, butter-poached lobster tail and smoked foie gras torchon, each dish treated with technical care and luxury without excess.”
1145 Griswold St, Detroit primeandproperdetroit.com
Lady of the House will not reopen
James Beard Award finalist Chef Kate Williams took to social media to confirm that while the Core City location of Lady of the House will not reopen, she will retain the rights to the Lady of the House brand. “To our Lady friends, family and supporters: We wish to say goodnight, not goodbye,” said Chef Kate Williams in her statement. The award-winning restaurant’s original location in Corktown opened in 2017 and closed in 2021 during the COVID-19 pandemic. The next location, situated in Detroit’s Core City, closed in September of this year, after just 11 of months operation when establishment’s financial backer, Jason Singer, and Kate Williams were embroiled in a legal battle. “I remain proud of the brand we have tirelessly built over the course of 10 years,“ continued Williams. “We have made a home that has lasted regardless of any address, any particular space or the walls that contain what makes it so special. While, after careful consideration, Lady will not be reopening in its Core City location, the show won’t stop. Despite extensive efforts to move forward in its current space, the path to reopening has been blocked for an extended period
of time, making it untenable to continue at the current site. The decision to shutter operations was not made lightly, particularly during the holiday season, a time that holds deep importance for both the team and our families. As part of this transition, I have chosen to part ways with my former business partner of eight years, while retaining full ownership of the Lady of the House brand. This step allows the Lady brand to move out of a toxic situation and refocus time, energy, and resources toward a healthier and more sustainable future, and community-focused purpose.”
NATA Detroit Kitchen & Cocktails opens
NATA Detroit Kitchen & Cocktails has officially opened in Troy at 3946 Rochester Road. Owned by Adrian Sinishtaj and his father, the restaurant takes over the former home of Old Detroit Burger Bar also previously owned by the Sinishtaj family. NATA Detroit Kitchen & Cocktails delivers a modern dining experience paired with a lively atmosphere, featuring live music on Thursdays and a DJ on Friday nights. “The name NATA originates from Albania and means night. It represents family, culture, and connection — values that are at the heart of everything we do,” said Sinishtaj. “NATA will be more than just a restaurant; it will be a destination for amazing food, crafted cocktails, and unforgettable nights.” The interior has been completely redesigned and elevated, showcasing an elegant backlit marble bar, olive trees, and Mediterranean blue accents throughout the space. The restaurant seats approximately 180 guests, with an outdoor patio opening in warmer months to accommodate additional diners. The menu features a variety of American cuisine with Mediterranean influences, ranging from premium steaks and seafood to handcrafted flatbreads, tacos and burgers. Popular dishes include Cavatappi al Pesto — made with creamy basil pesto, parmesan, and fresh herbs, and the Hot Honey Hustle Pizza, topped with crispy pepperoni, mozzarella, and a fiery hot honey drizzle. Guests can also enjoy an assortment of shareable plates, such as steak tips and traditional dolma. The full bar offers premium spirits, craft cocktails and a curated wine list. With multiple TVs throughout the space, NATA also serves as an ideal watch-party destination. The restaurant includes space for private events and is open seven days a week for lunch and dinner, with brunch launching in the spring. 3946 Rochester Road, Troy
Lakefront homeowners in Oakland County are a special set... and now they have their own special niche publication.
LAKE MAGAZINE
Upscale, full-color, direct mailed to over 17,000 homes on the shores of Oakland County’s waterways. Produced by a seasoned group of award-winnng professionals directing their talents to the issues surrounding the concerns of living on the waterfronts.
Ride on our coattails into the homes of this important, affluential segment of the buying public before the start of each month.
Contact Pat Collins at 586.215.1400 or PatCollins@DowntownPublications.com to discuss how to include your message.
April issue reservation deadline is Friday, March 6. Issue mailed March 24.
A) Oxford Multi includes: Cedar, Clear, Long, Squaw, Michelson & Tan Lakes
B) Waterford Multi includes: Cemetery(Middle), Dollar, Greens, Maceday, Lotus, Lester, Van Norman, Williams, Mohawk, Wormer, Schoolhouse, Silver, Upper Silver & Loon Lakes
C) The Loon Lake control structure also controls Mohawk, Wormer, Schoolhouse Silver & Upper Silver Lakes
D) The Van Norman control structure also controls Green, Maceday, Lotus & Lester Lakes
E) Lake Angelus, Huron River, and Clinton River levels are not under the jurisdiction of this office
F) The Dawson Mill Pond and Sylvan-Otter Lakes are controlled by the Price Dam
G) Crystal Lake is controlled by the Walter Moore Dam
H) Lake Louise and Huff Lake are controlled by the Ruth Johnson Dam
I) Waumegah Lake reading in N.G.V.D (1983)
J) Some Winter Levels are set by Court Order. Others reflects customary drawdown
