28 homes sold in Watervliet in the last year, at a typical $224K
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 Watervliet homes are listed.
Every place Watervliet 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 Watervliet.
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 Watervliet’s sales, at a typical $203K (year to May 2026)
28 homes sold in the year to September 2026.
typical sale · 28 sold in the year to May 2026
- Per square foot
- $143MI $172
- Days to sell
- 45
- Sold over asking
- 25%
- Listings with a price cut
- 45%
Multi-family (2–4 units): 1 sold, typical $174K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 3.2 times the 2016 price
28 sales in the last year, against 58 in 2024 and a low of 20 in 2012. The typical sale went from $70K in 2016 to $224K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $200K buys in Watervliet
Check a listing against what Watervliet 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 Watervliet are more common than before the pandemic, but 20% fewer homes come up for sale
We read every month of Watervliet’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 September 2026, 28 sales.
If you’re buying in Watervliet
- Shop in September. It brings about 4 new listings a month, close to the busiest month, with fewer bidding wars (12% over asking).
- Offer under asking. Buyers paid 97.2% of the list price on average; 31% paid over.
- Move fast on good ones. Two thirds of homes are under contract within two weeks.
Spring brings both the most homes and the most bidding wars
March has the most new listings (about 4 a month), and the most competition: 33% close over asking. September offers nearly as much choice with fewer homes bid up (12%). September has the least competition (12%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and about like Michigan as a whole
| Watervliet now | 2017–19 | 2021 peak | MI now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 31% | 25% | 26% | 28% |
| Gone within two weeksShare of homes under contract within 14 days | 63% | 16% | 34% | 40% |
| Price paid vs. askingAverage sale price ÷ list price | 97.2% | 96.9% | 98.2% | 98.1% |
| Days to sellMedian days from listing to contract | 37 | 114 | 120 | 36 |
6 homes for sale on a typical day
That’s 1.3 times the 2025 low (5), 20% fewer than in 2017–19 and well under 2015’s 16.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Watervliet home costs about $1,427 a month
Price: Watervliet’s typical sale, last 12 months. Property tax at Watervliet’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 Watervliet is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in March
The month with the most choice. February has the fewest, about 2.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $224K home, about $3,090 a year.
Taxes vs. neighborsSchools
The schools grade for Watervliet, from test results, graduation and how much students grow.
Schools in WatervlietTypical commute
The average one-way trip to work for people who live in Watervliet.
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.
Hartford, Benton Heights and Benton Harbor sell for less a square foot; Paw Paw Lake and St. Joseph for far more
The busier markets within 25 miles of Watervliet, 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 | |
|---|---|---|---|---|---|
| St. Joseph | 164 | $355K | $216 | 19% | 52 |
| Fair Plain | 115 | $204K | $142 | 25% | 49 |
| Benton Harbor | 73 | $112K | $88 | 14% | 64 |
| Paw Paw Lake | 60 | $332K | $229 | 31% | 39 |
| Watervliet | 28 | $224K | $146 | 31% | 37 |
| Benton Heights | 23 | $102K | $91 | 13% | 67 |
| Hartford | 23 | $158K | $107 | 31% | 37 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Watervliet, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Watervliet. People who follow the town see it, and so do people comparing Watervliet with their own town. No commission, no listing fee.
Questions about buying a home in Watervliet
What do homes sell for in Watervliet, MI?
28 homes sold in the year to September 2026 at a typical $224K, $146 a square foot.
Is Watervliet a buyer’s or seller’s market?
A buyer’s market: 11 homes were for sale in September 2026 and 1 sold, about 8.5 months of supply. Buyers paid 97.2% of asking on average.
When is the best time to buy in Watervliet?
March brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Watervliet?
About 1.4% of a home’s value a year. On a $224K home that’s near $3,090.
Where can I see homes for sale in Watervliet?
Zillow, Redfin, Realtor.com and Homes.com all carry Watervliet’s MLS listings; the search links above open each one filtered to Watervliet.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). 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).