How do I evaluate erosion and flood risk when buying near Lake Michigan?

How do I evaluate erosion and flood risk when buying near Lake Michigan?

Use a two-layer model: (1) mapped flood risk + (2) bluff/shoreline erosion dynamics. FEMA maps are necessary—but not sufficient—because a lot of costly risk lives outside a neat little “flood zone” box.

Step-by-step (fast, practical)

1. Pull FEMA flood data for the address (start here).

2. Check Michigan HREA status (if applicable) and what it means for setbacks and permitting.

3. Look at lake levels and variability (water levels change exposure and wave energy).

4. Review erosion history + repairs (revetments, seawalls, past emergency work, cracks/slumps).

5. Hire the right pros: shoreline engineer/geotech + a home inspector who understands coastal structures.

Why lake levels matter

USACE has documented how high lake levels can increase wave impact and accelerate shoreline erosion, including bluff failures and property losses