Photo: JDNorry · CC BY-SA 3.059 homes sold in Buchanan in the last year, at a typical $201K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Buchanan homes are listed.
Every place Buchanan homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Buchanan.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 97% of Buchanan’s sales, at a typical $207K
59 homes sold in the year to May 2026.
typical sale · 57 sold in 12 months
- Per square foot
- $154MI $172
- Days to sell
- 65
- Sold over asking
- 21%
- Listings with a price cut
- 28%
Multi-family (2–4 units): 2 sold, typical $198K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 2.2 times the 2016 price
59 sales in the last year, against 93 in 2022 and a low of 51 in 2014. The typical sale went from $92K in 2016 to $201K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $200K buys in Buchanan
Check a listing against what Buchanan homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Buchanan are more common than before the pandemic, but a quarter fewer homes come up for sale
We read every month of Buchanan’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 59 sales.
If you’re buying in Buchanan
- Shop in June. It brings about 10 new listings a month, close to the busiest month, with fewer bidding wars (26% over asking).
- You can negotiate. 28% of listings have cut their price, against 21% before the pandemic.
- Bid near asking. Buyers paid 98.5% of the list price on average; 22% paid over.
- You’ll usually have time. Only 42% of homes go under contract within two weeks; the typical one takes 62 days.
Summer brings both the most homes and the most bidding wars
June has the most new listings (about 10 a month), but July is the most competitive: 37% of July sales close over asking. April has the least competition (18%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than Michigan
| Buchanan now | 2017–19 | 2021 peak | MI now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 22% | 16% | 50% | 31% |
| Gone within two weeksShare of homes under contract within 14 days | 42% | 14% | 38% | 43% |
| Listings with a price cutShare of homes for sale that cut their price | 28% | 21% | 21% | 28% |
| Price paid vs. askingAverage sale price ÷ list price | 98.5% | 97.5% | 100.3% | 98.4% |
| Days to sellMedian days from listing to contract | 62 | 62 | 39 | 33 |
15 homes for sale on a typical day
That’s 1.3 times the 2022 low (11), 25% fewer than in 2017–19 and well under 2015’s 33.
1 in 4 listings has cut its price
28% in the last year, against 21% in 2017–19 and 28% across Michigan. More sellers are pricing high and coming down.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Buchanan home costs about $1,280 a month
Price: Buchanan’s typical sale, last 12 months. Property tax at Buchanan’s 1.4% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Buchanan is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 4.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $201K home, about $2,770 a year.
Taxes vs. neighborsSchools
The schools grade for Buchanan, from test results, graduation and how much students grow.
Schools in BuchananTypical commute
The average one-way trip to work for people who live in Buchanan.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Niles and South Bend sell for less a square foot; Bridgman and Three Oaks for far more
The busier markets within 25 miles of Buchanan, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| South Bend | 1,405 | $176K | $128 | 25% | 26 |
| Niles | 149 | $177K | $128 | 25% | 40 |
| Buchanan | 59 | $201K | $149 | 22% | 62 |
| New Carlisle | 27 | $238K | $163 | 26% | 46 |
| Bridgman | 26 | $363K | $211 | 27% | 78 |
| Three Oaks | 24 | $368K | $269 | 17% | 87 |
| Berrien Springs | 21 | $238K | $153 | 10% | 64 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Buchanan, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Buchanan. People who follow the town see it, and so do people comparing Buchanan with their own town. No commission, no listing fee.
Questions about buying a home in Buchanan
What do homes sell for in Buchanan, MI?
59 homes sold in the year to May 2026 at a typical $201K, $149 a square foot.
Is Buchanan a buyer’s or seller’s market?
A seller’s market: 9 homes were for sale in May 2026 and 8 sold, about 1.1 months of supply. Buyers paid 98.5% of asking on average, and 28% of listings cut their price.
When is the best time to buy in Buchanan?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Buchanan?
About 1.4% of a home’s value a year. On a $201K home that’s near $2,770.
Where can I see homes for sale in Buchanan?
Zillow, Redfin, Realtor.com and Homes.com all carry Buchanan’s MLS listings; the search links above open each one filtered to Buchanan.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).