Photo: TCP04 · CC BY 4.063 homes sold in New Buffalo in the last year, at a typical $656K
About one sale in 3 is a condo. 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 New Buffalo homes are listed.
Every place New Buffalo 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 New Buffalo.
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.
A third of New Buffalo’s sales are condos, at $98K less than a house
41 houses and 21 condos sold in the year to May 2026. Condos sell faster and draw more bidding wars.
typical sale · 41 sold in 12 months
- Per square foot
- $334MI $172
- Days to sell
- 88
- Sold over asking
- 5%
- Listings with a price cut
- 28%
typical sale · 21 sold in 12 months
- Per square foot
- $520MI $190
- Days to sell
- 43
- Sold over asking
- 19%
- Listings with a price cut
- 24%
Multi-family (2–4 units): 1 sold, typical $208K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2021, at 2.8 times the 2016 price
63 sales in the last year, against 145 in 2020 and a low of 60 in 2014. The typical sale went from $236K in 2016 to $656K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $650K buys in New Buffalo
Check a listing against what New Buffalo 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 New Buffalo are back to pre-pandemic levels, but 43% fewer homes come up for sale
We read every month of New Buffalo’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, 63 sales.
If you’re buying in New Buffalo
- Shop in August. It brings about 12 new listings a month, close to the busiest month, with fewer bidding wars (8% over asking).
- You can negotiate. 22% of listings have cut their price, against 16% before the pandemic.
- Offer under asking. Buyers paid 96.4% of the list price on average; 10% paid over.
- You’ll usually have time. Only 32% of homes go under contract within two weeks; the typical one takes 60 days.
Spring brings both the most homes and the most bidding wars
March has the most new listings (about 13 a month), but May is the most competitive: 24% of May sales close over asking. August offers nearly as much choice with fewer homes bid up (8%). November has the least competition (6%) but only about 5 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than Michigan
| New Buffalo now | 2017–19 | 2021 peak | MI now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 10% | 8% | 25% | 31% |
| Gone within two weeksShare of homes under contract within 14 days | 32% | 14% | 22% | 43% |
| Listings with a price cutShare of homes for sale that cut their price | 22% | 16% | 17% | 28% |
| Price paid vs. askingAverage sale price ÷ list price | 96.4% | 95.5% | 97.8% | 98.4% |
| Days to sellMedian days from listing to contract | 60 | 134 | 72 | 33 |
29 homes for sale on a typical day
That’s 43% fewer than in 2017–19 and well under 2016’s 68.
1 in 5 listings has cut its price
22% in the last year, against 16% in 2017–19 and 28% across Michigan. More sellers are pricing high and coming down.
Since 2019, houses are up 134%, condos 46%
A house typically sold for $697K in the last year (41 sales), a condo for $599K (21).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
New Buffalo ranks 193rd of 194 busy Michigan markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. New Buffalo is one of the state’s calmer markets.
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 New Buffalo home costs about $3,874 a month
Price: New Buffalo’s typical sale, last 12 months. Property tax at New Buffalo’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether New Buffalo is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in March
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 $656K home, about $5,410 a year.
Taxes vs. neighborsSchools
The schools grade for New Buffalo, from test results, graduation and how much students grow.
Schools in New BuffaloTypical commute
The average one-way trip to work for people who live in New Buffalo.
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.
Long Beach, Three Oaks, Galena Township, Michigan City and Trail Creek sell for less a square foot
The busier markets within 25 miles of New Buffalo, 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 | |
|---|---|---|---|---|---|
| Michigan City | 310 | $197K | $139 | 16% | 43 |
| New Buffalo | 63 | $656K | $369 | 10% | 60 |
| Shorewood-Tower Hills-Harbert | 39 | $927K | $446 | 28% | 83 |
| Trail Creek | 32 | $238K | $145 | 22% | 68 |
| Three Oaks | 24 | $368K | $269 | 17% | 87 |
| Long Beach | 21 | $827K | $288 | 5% | 86 |
| Galena Township | 20 | $324K | $157 | 25% | 76 |
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 New Buffalo, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to New Buffalo. People who follow the town see it, and so do people comparing New Buffalo with their own town. No commission, no listing fee.
Questions about buying a home in New Buffalo
What do homes sell for in New Buffalo, MI?
63 homes sold in the year to May 2026 at a typical $656K, $369 a square foot. Houses sold for about $697K, condos for about $599K.
Is New Buffalo a buyer’s or seller’s market?
A seller’s market: 38 homes were for sale in May 2026 and 11 sold, about 3.5 months of supply. Buyers paid 96.4% of asking on average, and 22% of listings cut their price.
When is the best time to buy in New Buffalo?
March brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in New Buffalo?
About 0.8% of a home’s value a year. On a $656K home that’s near $5,410.
Where can I see homes for sale in New Buffalo?
Zillow, Redfin, Realtor.com and Homes.com all carry New Buffalo’s MLS listings; the search links above open each one filtered to New Buffalo.
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).