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City · 25,041 residents · Muskegon County, Michigan

Norton Shores , Michigan

In Norton Shores, a typical home is worth $234,800 and typical rent is $1,341 a month. Compared with all of Muskegon County, typical rent is 30% higher, the typical home value is 18% higher, and the share of households that own their home is 6 points higher.

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  • Typical home value

    $234,800

    18% above the county

    About the same as Michigan

    • Norton Shores
    • Muskegon
    • Michigan

  • Typical rent

    $1,341a month

    30% above the county

    19% above Michigan

    • Norton Shores
    • Muskegon
    • Michigan

  • Typical household income

    $76,579a year

    18% above the county

    5% above Michigan

    • Norton Shores
    • Muskegon
    • Michigan

  • Households that own their home

    84%

    6 points above the county

    11 points above Michigan

    • Norton Shores
    • Muskegon
    • Michigan

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$295,551
3.3% more than 12 months ago
Typical rent
$1,296 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Norton Shores is in Muskegon County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Muskegon County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Norton Shores apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Muskegon Heights, the typical home value is $68,000: 71% less than in Norton Shores ($234,800).

  2. Nearby, in Muskegon Heights, the typical rent is $889: 34% less than in Norton Shores ($1,341).

  3. The typical rent in Norton Shores is $1,341 a month, 30% more than in Muskegon County as a whole ($1,028).

  4. The typical home in Norton Shores is worth $234,800, 18% more than in Muskegon County as a whole ($198,300).

  5. The typical household income in Norton Shores is $76,579, 18% more than in Muskegon County as a whole ($65,024).

  6. 84% of households in Norton Shores own their home, against 78% in Muskegon County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Norton Shores

What homes there are in Norton Shores, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

As in Muskegon County, most homes in Norton Shores are detached houses (76%).

Year built

The typical home in Norton Shores was built in 1975, 6 years after the typical one in Muskegon County.

In Norton Shores, 71% of homes have 3 bedrooms or more, more than in Muskegon County (66%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

By price, most homes in Norton Shores sit under the FHA limit for Muskegon County ($541,287): about 95%.

Monthly rent with utilities

With a mortgage

$1,436 a month

Muskegon County: $1,334 a month

Without a mortgage

$620 a month

Muskegon County: $520 a month

Owners with a mortgage

58%

Muskegon County: 57%

In Norton Shores, 58% of owners have a mortgage, and their typical cost is $1,436 a month, against $1,334 in Muskegon County. Without one it drops to $620.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Much as in Muskegon County, the typical home value in Norton Shores rose 67% since 2015–2019.

Rents in Norton Shores rose faster than in Muskegon County: 42% since 2015–2019, against 35%.

The typical household income in Norton Shores rose 20%: less than home values (+67%) and rent (+42%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureNorton ShoresMuskegon CountyMichiganUnited States
Rental vacancy Unreliable estimate7.4%5.1%5.5%
Homeowner vacancy Unreliable estimate0.9%0.8%0.9%
More than one person per room Unreliable estimate1.5%1.6%3.4%
People per household 2.522.512.422.53
Drive alone 80%81%74%69%
Carpool 7%9%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 11%7%14%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

A household in Norton Shores has 2.52 people on average, about the same as in Muskegon County (2.51).

Many people here do not commute at all: 11% work from home; in Muskegon County, 7%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Norton Shores?

A typical home is tight for the typical income

We start with a typical home in Norton Shores, worth $234,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 31% of the typical household income in Norton Shores, which is $76,579 a year. For that payment to be 28% of income, a household would need to earn about $85,809 a year.

The calculator's FHA and conventional loan limits are those of all of Muskegon County.

Your numbers

Local data
$

Starts at the typical home value in Norton Shores. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $8,218 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,002

at 7.18% · 30 years

Loan amount
$230,547
Total interest
$331,703
Paid off in
November 2056

Includes $3,965 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,787 a month

  • Tight

    $1,787 to $2,297 a month

    Your payment · 31%

  • Hard

    more than $2,297 a month

Compared with the typical household income in Norton Shores ($76,579 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,002
Principal & interest$1,562
Property tax$239
Home insurance$98
FHA mortgage insurance (MIP)$104

You need at least $8,218 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Norton Shores and Muskegon County

Norton Shores is in Muskegon County, Michigan. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Norton Shores's own numbers

Typical home value
$234,800
Typical monthly rent
$1,341
Typical yearly household income
$76,579
Households that own their home
84%
Effective property tax rate
1.22%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Muskegon County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,285
Price change over 5 years (FHFA)
+70%
Homes in a high flood-risk zone
1.2%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Muskegon County.

Everything about Muskegon County

Buying

Buying a home in Norton Shores

A typical home in Norton Shores is worth $234,800: 18% above the county and about the same as Michigan. With the typical household income in Norton Shores ($76,579 a year), a typical home costs 3.1 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Norton Shores 3.1 years
  • Muskegon 3.0 years
  • Michigan 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Muskegon County

According to FHFA’s house price index, home prices in Muskegon County rose 142% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Muskegon County.

Period County Michigan U.S.
Last year (2025) +6.7% +4.7% +2.9%
5 years (2020–2025) +70% +52% +47%
10 years (2015–2025) +142% +97% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Norton Shores next to Muskegon County, Michigan and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Norton Shores $234,800
  • Muskegon $198,300
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • Norton Shores $1,341
  • Muskegon $1,028
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • Norton Shores $76,579
  • Muskegon $65,024
  • Michigan $72,875
  • United States $80,734
See the full table
Norton Shores next to Muskegon County and Michigan
Measure Norton Shores Muskegon County Michigan U.S.
Typical home value $234,800 $198,300 $231,600 $332,700
Typical monthly rent $1,341 $1,028 $1,129 $1,413
Typical yearly household income $76,579 $65,024 $72,875 $80,734
Households that own their home 84% 78% 73% 65%
Typical yearly property tax $2,857 $2,348 $2,904 $3,119
Effective property tax rate 1.22% 1.18% 1.25% 0.94%
Renters with high rent for their income 62% 53% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Muskegon County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Norton Shores

For a typical $234,800 home in Norton Shores, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Norton Shores's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,002a month

    Least cash to close
    Down payment
    $8,218
    Cash to close
    $15,262
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $104

  • Conventional, 5% down $1,959a month

    Down payment
    $11,740
    Cash to close
    $18,784
    Rate
    7.18%
    Mortgage insurance
    PMI · $112

  • Conventional, 20% down, no PMI $1,609a month

    Down payment
    $46,960
    Cash to close
    $54,004
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,826a month

    Down payment
    $35,220
    Cash to close
    $42,264
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Norton Shores and for Muskegon County.

Property tax

Effective rate in Norton Shores

1.22%of the home’s value each year

$2,857 a year for the typical owner in Norton Shores.

  • Norton Shores 1.22%
  • Muskegon 1.18%
  • Michigan 1.25%

What Michigan publishes Principal Residence Exemption (PRE) from school operating tax (Michigan Legislature (Michigan Compiled Laws))

Exemptions and deadlines in Michigan

Flood risk in Muskegon County

FEMA does not publish these numbers by city: they are for all of Muskegon County.

Homes in the high-risk zone
1.2%
772
Of those, with NFIP insurance
5.1%
County Michigan U.S.
Homes in the high-risk zone 1.2% 1.6% 3.5%
Of those, with NFIP insurance 5.1% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Norton Shores

Typical rent in Norton Shores is $1,341 a month: 30% above the county. In Norton Shores, 62% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Muskegon County, by unit size. To pay the 2-bedroom one ($1,285 a month) without spending more than 30% of your income, you would need to earn $24.71 an hour working full time.

HUD fair market rent for all of Muskegon County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $937 $18.02 $37,480
1 bedroom $982 $18.88 $39,280
2 bedrooms $1,285 $24.71 $51,400
3 bedrooms $1,534 $29.50 $61,360
4 bedrooms $1,689 $32.48 $67,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Norton Shores

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Norton Shores has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,300 in 49444 to $1,390 in 49441.

2 of the 2 are above the fair market rent for Muskegon County ($1,285).

  • 49441 $1,390$1,660
  • 49444 $1,300$1,550

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Norton Shores when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Norton Shores

HUD lists 3 buildings with rents for lower incomes in Norton Shores. These are the largest.

  • Trinity Village I 2224 Valley St, Norton Shores 49444 30 low-income homes · 1 bd: 6 · 2 bd: 18 · 3 bd: 6 · In service since 1993
  • Trinity Village II 2250 Valley St, Norton Shores 49444 30 low-income homes · 1 bd: 6 · 2 bd: 18 · 3 bd: 6 · In service since 1994
  • Reserve at Norton Shores 1438 Capstan Dr, Norton Shores 49444 147 homes

See all 39 buildings in Muskegon County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Norton Shores

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Muskegon County. The nearest ones are below; many serve by phone or online.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Norton Shores

No down payment, repair or rent-help program on our list is for Norton Shores or Muskegon County. The ones below are statewide in Michigan: they work in Norton Shores the same as in the rest of the state.

Which programs do I qualify for? All programs in Michigan

  • MI 10K DPA Loan

    Statewide in Michigan

    Michigan state agency loan of up to $10,000, with no interest and no monthly payments, for the down payment, closing costs and prepaid expenses; it goes with MSHDA's MI Home Loan mortgage and is repaid in certain cases, such as when you pay off the first mortgage, sell or refinance the home, or no longer live in it. Offered by Michigan State Housing Development Authority (MSHDA).

    Deferred

    See the program Official page

  • Mortgage Credit Certificate (MCC)

    Statewide in Michigan

    Michigan state authority certificate that lets you take 20% of the interest you pay each year on your mortgage off your federal taxes, for the life of the loan; you apply with an approved lender before you buy. Offered by Michigan State Housing Development Authority (MSHDA).

    Tax credit

    See the program Official page

Housing counselors near Norton Shores

The HUD-approved agencies closest to the center of Norton Shores, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Telamon Corporation - Paw Paw Branch

    3501 Sehler St, Conklin · 18 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (919) 899-9911

  • Truenorth Community Services

    6308 S Warner Ave, Fremont · 24 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (231) 924-0641

  • Community Action House

    739 Paw Paw Dr, Holland · 27 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (616) 392-2368

All counseling agencies in Michigan

Help in Spanish near Norton Shores

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Norton Shores

In HUD’s record, no housing authority with an office in Muskegon County is named for Norton Shores or Muskegon County.

2 other authorities have an office in Muskegon County: see the list Source: HUD

Cities

Other cities in Muskegon County

These cities are also in Muskegon County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Muskegon County Housing in Michigan

Nearby cities

The cities closest to Norton Shores, with the typical home value.

Neighboring counties

If Muskegon County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Norton Shores.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Norton Shores

Short answers with the numbers for Norton Shores and all of Muskegon County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Norton Shores?

The typical home value in Norton Shores is $234,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Muskegon County it is $198,300.

How much does it cost to rent in Norton Shores?

Typical rent in Norton Shores is $1,341 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Muskegon County is $1,285.

What is the FHA loan limit in Norton Shores?

Norton Shores uses the FHA limit for all of Muskegon County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Norton Shores?

The typical homeowner in Norton Shores pays $2,857 a year, according to the U.S. Census Bureau. That is 1.22% of the home’s value; in Muskegon County, the rate is 1.18%.

Where can I find free help to buy or rent in Norton Shores?

We found no HUD-approved counseling agencies with an office in Muskegon County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).