Some Lake Michigan lots need a state permit before you can build, clear trees or put in a septic system. Here is how the 1989 dune map works, what the fees and review times look like, and what to ask before you write an offer.

The Boardman River just hit a record 7.91 feet, the Beitner Road bridge collapsed, and a state of emergency covers 32 counties. Here’s what the flooding means for property values, flood insurance, and every homeowner near a waterway in Northern Michigan.