Seeing “100 feet of frontage” in a 49038 listing and wondering what that really means? You are not alone. On Lake Michigan, terms like frontage, beach rights, and shared access get used loosely. That can blur what you can actually use and enjoy. In this guide, you will learn what counts as frontage, how it is measured, how access types differ, and the checks that protect you before you buy or sell. Let’s dive in.

What counts as frontage?

Frontage is the horizontal width of a parcel where it touches Lake Michigan. Listing copy often calls this “frontage feet” or “waterfront feet.” The catch is that there is more than one way to measure it, and the shoreline moves with lake levels over time. For legal and permitting purposes, only a survey or deed description truly fixes the number.

Measurement methods

• Shoreline contour: Measured along the water’s edge. If the shore curves, the number can be longer.
• Straight line: The straight distance between the side lot corners where the parcel meets the shore. This is often shorter than a curving shoreline measure.
• At the OHWM or current waterline: Some measurements use the Ordinary High Water Mark (OHWM). Others use the present waterline, which shifts seasonally and across years.

Littoral rights and OHWM

Along Lake Michigan, shoreowners have littoral rights that include reasonable access and use of the water and shore, subject to public trust rules. The OHWM is a technical boundary that helps define where public trust interests begin. In practice, areas lakeward of the OHWM can see some public use, while upland areas are typically private unless a deed or easement grants otherwise.

Frontage vs bluff top vs beach

Not all Lake Michigan parcels touch the same kind of shore. Words like beach, dune, and bluff describe different features, and they matter for daily use and value.

• Beach: Sand or shore from the low water line up to the high water line or vegetation. This zone can widen and narrow with lake levels.
• Dune: A vegetated sand ridge above the beach. Dune areas are often regulated.
• Bluff top: A steep bank or cliff behind the beach. A bluff‑top parcel sits on high ground above the drop. Access to the sand typically requires stairs or a path and usually needs permits.

Bluff‑top parcels

You get big views and privacy. Direct, level beach time is limited unless there is a safe walkdown. Stairs or switchbacks can be costly to build and maintain and often need permits. Erosion and slope stability should be reviewed.

Beach‑front parcels

You step out closer to the sand and often have more usable shore area. These settings can feel more immersive but also see changing beach width with water levels. Structures near the beach are more likely to be regulated.

Access types in Berrien County

The way you reach and use the shore can be just as important as the number of frontage feet.

• Fee simple private frontage: Your deeded parcel reaches the waterline, subject to OHWM and public trust rules.
• Deeded beach or private access easement: Your lot has a recorded right to use a separate beach parcel or path. The right can be exclusive or shared and should be verified in title records.
• Association or HOA access: A community beach or path with rules, maintenance, and cost sharing governed by recorded documents.
• Public access: Parks, public beaches, or street ends. These offer recreational entry but no private ownership.

Why measurement and access affect value

More frontage feet can increase privacy and market appeal, but quality matters. Usable, level beach frontage generally commands a higher price per foot than a steep bluff with limited access. Exclusive access typically carries a premium over shared or public access. If a property requires major stairs, shoreline protection, or faces active erosion, buyers often discount the price to offset cost and risk.

How to write and read listings clearly

If you are selling, clarity builds trust. If you are buying, these notes help you press for details.

• State how frontage was measured. Say shoreline contour or straight line, and whether the number is from a survey or parcel data.
• Name the access type. Use fee simple frontage, deeded beach, shared easement, or HOA access.
• For bluff settings, say bluff‑top with stair access or direct beach access. Note any known shoreline work or erosion history.
• Include the property survey and recorded access documents in the listing packet.

Buyer checklist for 49038 shoreline

Before you write an offer, verify the essentials.

• Get a recent boundary survey showing lot lines, frontage measurement, and the shoreline. If possible, ask the surveyor to note the OHWM.
• Order a current title report. Review deed language, recorded easements, covenants, and any deeded beach rights.
• Request copies of permits and correspondence for any shoreline work, stairs, or protection structures. Ask about maintenance records.
• Visit nearby public access points and drive the shore. Note beach width, erosion signs, and neighboring structures.
• Call local planning and zoning for setbacks, bluff or dune overlays, and stair or wall rules.
• Speak with your insurance agent and lender about bluff erosion and flood exposure.

Seller checklist for accurate marketing

Set buyers up with facts and reduce surprises later.

• Assemble your survey, deed, access documents, permits, and any engineering or geotechnical reports.
• Be precise about frontage measurement method and source.
• Describe the true access type and any association rules or dues.
• Disclose known shoreline conditions, improvements, and maintenance.

Permits, erosion, and safety

Shore protection, new stairs, dune work, and beach nourishment usually require permits from state agencies and sometimes local jurisdictions. Replacing an existing structure may follow different rules than building a new one. Vegetation, wetlands, and bluff stability can limit where you build. Construction and maintenance of access can be expensive, and insurance or loan terms may reflect shoreline risk. Great Lakes water levels change over seasons and years, which affects beach width and the practical location of the OHWM.

Simple visuals to clarify

You can sketch a few quick diagrams to make these ideas concrete for your family or contractor.

• Diagram A: Two measurements of the same lot. One shows a straight line between side corners at the shore. The other traces the shoreline contour to show why the numbers can differ.
• Diagram B: A cross‑section comparing a bluff‑top lot with stairs and a low‑beach lot with immediate access. Label the usable beach and the view corridor.
• Diagram C: Access types side by side. Fee‑simple waterfront, a small deeded beach parcel, a shared easement path, and a public street end. Mark the approximate OHWM and note that it moves with lake levels.

Local records and who to call

You can confirm the critical pieces with local and state resources.

• Berrien County Register of Deeds for deeds, easements, and covenants.
• Local township or city planning and zoning for setbacks, bluff or shoreline overlays, and public access maps.
• Michigan EGLE for shoreline permitting guidance and OHWM information.
• Michigan DNR for Great Lakes shoreline and natural resources guidance.
• NOAA Great Lakes resources for historical and current lake level trends.

Next steps

If you are weighing a Lake Michigan property in 49038 or anywhere in Berrien County, clear definitions and verified documents will save you time and money. Confirm how frontage is measured, know your access type, and ask early about permits and shoreline history. When the details are aligned, you can focus on the lifestyle and the long‑term fit.

Want a local, high‑touch team to help you evaluate frontage, access, and value on the Southwest Michigan shore? Connect with the Wortman Group to review your options and position your next move with confidence.

FAQs

What does “frontage feet” mean on Lake Michigan?

• It is the width of your parcel where it meets the lake. The number can be taken along the shoreline, as a straight line between side corners, or at the OHWM, so confirm with a survey and deed.

How does the OHWM affect beach use in Berrien County?

• The OHWM helps mark public trust interests along the Great Lakes. Areas lakeward of the OHWM can see public use, while upland of the OHWM is typically private unless documents say otherwise.

Can I build stairs down a bluff in 49038?

• Possibly. Stairs and other shoreline structures usually require permits and must meet setback, stability, and environmental rules. Check local planning and state guidance before you plan work.

Is bluff‑top frontage better than beach frontage?

• It depends on your priorities. Bluff‑top often offers views and privacy but may need stairs. Beach‑front can give immediate access and more usable shore. Consider erosion, maintenance, and cost.

Are shared or deeded beach rights reliable for access?

• They can be, if they are recorded and well managed. Review the title, easement language, association rules, and maintenance agreements to confirm what you can use and who pays for upkeep.