# Jamie & Sarah | Grand Rapids & West Michigan Investor Realty

> Husband and wife investor-friendly real estate agents specializing in short-term rentals and investment properties in Grand Rapids and West Michigan.

Jamie and Sarah help local and out-of-state investors buy, analyze, design, and launch profitable short-term rentals and income-producing properties in Grand Rapids and West Michigan. Unlike traditional agents, we focus on ROI, cash flow, and guest experience optimization. We own and operate our own short-term rentals, including our flagship MCM Lake House — a fully renovated lakefront property that generates $25K+ in peak monthly revenue.

NOTE: This file is generated at build time from src/data/strRegulations.ts. Do not edit by hand.

## Pages

- [Home](/): Investor-friendly realtors in Grand Rapids & West Michigan.
- [Grand Rapids Realtor](/grand-rapids-realtor): Best investor-friendly realtor in Grand Rapids with neighborhood-level expertise.
- [West Michigan Realtor](/west-michigan-realtor): Top realtors across Grand Rapids, Holland, Saugatuck, South Haven, Grand Haven, Muskegon, Kalamazoo, Pentwater, and Ludington.
- [Short-Term Rental Consulting](/str): Buying guidance and analysis for Airbnb and VRBO investors in West Michigan.
- [STR Design & Setup](/str-design): Full design, furnishing, and launch services for high-performing short-term rentals.
- [West Michigan STR Rules Guide](/str-rules): City-by-city short-term rental regulations for 15 West Michigan markets — permits, caps, taxes, and investor takeaways.

## Tools

- [Deal Analyzer](/deal-analyzer): Free investment property calculator — compare LTR vs STR, cash flow, cap rate, and cash-on-cash return.
- [AI Room Restyler](/restyle): Upload a room photo and see it transformed in our signature aesthetic.

## STR Rules Guide

City-by-city short-term rental regulations across West Michigan, researched from primary sources (last verified July 2026). Rules vary wildly town to town — there is no statewide preemption in Michigan.

- [West Michigan STR Rules Hub](/str-rules): Comparison table + city-by-city index covering 15 West Michigan markets, plus Michigan statewide basics (6% state use tax on stays under 30 days; pending bills HB 5138–5140 and HB 6026/6027).
- [Grand Rapids](/str-rules/grand-rapids): Whole-home short-term rentals under 30 days are effectively prohibited in Grand Rapids. The only STR pathway is a very narrow owner-occupied One-Room Rental license — not a pure investor play. Whole-home: No. Caps: 200 owner-occupied licenses citywide. Cost: $634 initial, $229 renewal. Lodging taxes: ~14% (6% state + 8% Kent County).
- [Holland](/str-rules/holland): Owner-occupied STRs are broadly allowed in Holland, but investor (non-owner-occupied) STRs in residential districts are capped at about 25 citywide with a waitlist. Commercial/mixed-use zones remain open. Whole-home: Yes for owner-occupied; investor STRs capped in residential zones. Caps: ~25 in LDR/CNR/TNR/MDR — reportedly full, waitlist. Cost: ~$85/yr first unit (confirm with city). Lodging taxes: 6% (state use tax only).
- [Muskegon](/str-rules/muskegon): STRs are legal citywide in Muskegon under an 11-zone cap system adopted in October 2024. The Zone 1 beachfront is waitlisted, but zones 2–11 and the downtown/Lakeside business districts remain open to investors. Whole-home: Yes. Caps: Zone 1 (beach) full — waitlist; Zones 2–11 open; no cap in DDA/BID. Cost: $500–$2,000/yr (single-family to quadplex). Lodging taxes: 11% (6% state + 5% Muskegon County).
- [Norton Shores](/str-rules/norton-shores): As of July 2026, Norton Shores has no STR-specific ordinance, license, cap, or zoning restriction we could confirm. STRs currently operate under the general rental registration program — but regulation risk is rising and zoning treatment is unstated. Get written confirmation from the city before purchasing. Whole-home: No ordinance prohibits — confirm in writing. Caps: None (no STR ordinance). Cost: General rental registration only. Lodging taxes: 11% (6% state + 5% Muskegon County).
- [Saugatuck](/str-rules/saugatuck): STRs are legal citywide (~250 licensed), but a 2024 zoning cap limits STRs to 20% of housing stock in six R-1 residential districts — most of which are already over cap. Licenses are non-transferable and VOID on sale. Whole-home: Yes. Caps: 20% cap in six R-1 districts (most over cap); other districts open. Cost: $540/yr license + $175 reinspection if failed. Lodging taxes: 6% (state use tax only).
- [Douglas](/str-rules/douglas): The most investor-friendly town in the Saugatuck area: STRs are allowed in all districts where residential use is permitted, with no caps and no owner-occupancy requirement. Whole-home: Yes. Caps: No caps. Cost: $375 for a 3-year certificate (~$125/yr). Lodging taxes: 6% (state use tax only).
- [Fennville](/str-rules/fennville): STRs are legal in R-1, R-2, B-1, and CBD districts but require special land use approval plus an annual permit. Caps are 5% in R-1 and 10% in R-2 — small numbers in a small city. Notable loophole: ADU-based STRs are allowed in any district and do not count against the caps. Whole-home: Yes, with special land use approval in R-1, R-2, B-1, CBD. Caps: 5% R-1 / 10% R-2 (ADUs exempt). Cost: ~$25 registration + $75 inspection (confirm with city). Lodging taxes: 6% (state use tax only).
- [South Haven](/str-rules/south-haven): The biggest STR market on this stretch (~700 STRs), but also the highest regulatory churn. A new two-class licensing ordinance adopted in March 2025 sits on top of a long-standing ~1-in-4 density cap. Do not underwrite a purchase without written license-availability confirmation from Building Services. Whole-home: Yes, with license. Caps: ~1-in-4 dwellings citywide (~20%) — historically lottery when full; relicensing backlog as of Mar 2026. Cost: License fees per class (confirm current amounts with city). Lodging taxes: 6% (state use tax only).
- [Grand Haven](/str-rules/grand-haven): Existing certified STRs are grandfathered AND transfer to new owners — the certificate is the asset. New STR certificates are effectively barred in ordinary residential neighborhoods and available only in a short list of eligible districts. Whole-home: Yes, only on certified properties or in limited eligible districts. Caps: No numeric cap — supply constrained by zoning geography (~350 certified STRs). Cost: $525 initial (also on transfer) + $165/unit annual renewal. Lodging taxes: 6% (state use tax only).
- [Spring Lake Village](/str-rules/spring-lake): STRs (~29 in the village) are allowed ONLY inside a mapped STR Overlay District and only with special land use approval. The village has already shrunk the overlay once — approved and grandfathered properties command a premium. The adjacent Spring Lake Township is a separate jurisdiction with its own rules. Whole-home: Yes, only inside the mapped STR Overlay District with special land use approval. Caps: Geographic overlay only — already shrunk once (Rex, Monarch, Dixie removed; grandfathered). Cost: $500/yr registration + minimum $1,000 escrow for special land use application. Lodging taxes: 6% (state use tax only).
- [Whitehall](/str-rules/whitehall): Whitehall has no STR-specific ordinance yet. STRs operate under the general rental ordinance (Chapter 67) with a council-set fee, but the council began drafting dedicated STR rules in September 2025 — register early to maximize grandfathering odds. Whole-home: Yes — under the general rental ordinance (no STR-specific ordinance). Caps: None today; STR ordinance in draft as of Sept 2025. Cost: Council-set fee — confirm with clerk (231-894-4048). Lodging taxes: 11% (6% state + 5% Muskegon County).
- [Montague](/str-rules/montague): Montague explicitly allows STRs citywide under a cheap, simple registration — $50 per building valid two years — but caps rented use at 120 days per calendar year, which makes it a seasonal-peak market rather than a year-round one. Whole-home: Yes, with registration and a 120-day/yr cap. Caps: 120 rented days/yr per STR (no numeric cap on licenses). Cost: $50 per building, valid 2 years. Lodging taxes: 11% (6% state + 5% Muskegon County).
- [Pentwater](/str-rules/pentwater): Classic small-beach-village license regime (~95-100 licensed STRs). Annual $750 license required, council may cap total licenses by resolution, and three violations in a year triggers a 36-month ban. Established, orderly market. Whole-home: Yes, with annual village license. Caps: Council may cap by resolution — confirm current cap/waitlist with village (231-869-8301). Cost: $750/yr license renewal. Lodging taxes: 6% (state use tax only).
- [Ludington](/str-rules/ludington): The strictest STR regime on this list. Hard citywide license cap (originally 30 licenses) with lottery + waitlist. One license per person, licenses void on sale — you cannot buy an existing STR business in Ludington. Underwrite as an LTR/MTR until a license comes through. Whole-home: Yes, only with a rare and hard-capped license. Caps: Hard citywide cap (originally 30 licenses; possibly since raised — confirm with City Hall); lottery + waitlist when full and historically fully taken. Cost: $500 non-refundable application + $1,500 per 3-year license + $100/unit inspections. Lodging taxes: 6% (state use tax only).
- [Mears / Silver Lake](/str-rules/mears-silver-lake): The Silver Lake Sand Dunes vacation zone — the friendliest regime on this list. Regulated by Golden Township (not the county, not a city) via Ordinance #52: no cap, no owner-occupancy requirement, absentee investors treated the same as locals. The compliance twist: annual septic inspection and a February 28 renewal deadline. Whole-home: Yes, township-wide for single- and two-family dwellings. Caps: No cap; no owner-occupancy requirement. Cost: Fee set annually by township board — confirm at 231-873-4413. Lodging taxes: 6% (state use tax only).

## Service Areas

Grand Rapids (primary metro), Holland, Muskegon, Kalamazoo, South Haven, Saugatuck, Grand Haven, Pentwater, Ludington, and Lake Michigan shoreline communities.

## Who We Help

Short-term rental (Airbnb/VRBO) investors, vacation rental buyers, long-term rental investors, out-of-state investors, first-time investment property buyers, and portfolio expansion seekers.

## Contact

- Website: https://jamieandsarah.us
- Book a Call: https://calendly.com/jamieandsarah-us/
- Email: jamieandsarah.us@gmail.com
- Phone: 616.401.7994
- Instagram: https://instagram.com/wearejamieandsarah
- YouTube: https://www.youtube.com/c/jamieandsarah

## Optional

- As seen on CNBC and YouTube. Brokerage: Five Star Real Estate.