Up-and-Coming Neighborhoods in Saginaw, MI
25 neighborhoods with growth potential — still affordable, increasingly walkable, and showing improving conditions. Ranked by affordability, walkability, employment, safety, and air quality.
Up-and-Coming Neighborhoods in Saginaw, MI — Key Takeaways
Saginaw has 25 neighborhoods showing growth potential. The most affordable up-and-coming area is Skidway Lake CDP with a median home value of $48,000. The strongest job market is in Lamont CDP with an unemployment rate of 0.8%.
Saginaw has a population of 44,316, a median household income of $35,521, an unemployment rate of 11.7%, and a poverty rate of 34.5%. The median home value citywide is $51,700, which is 82% below the national average of $281,900.
Data sourced from the US Census Bureau, FBI Crime Data Explorer, EPA AirNow, Walk Score, and FEMA. Last updated: March 2026.
Top 3 Up-and-Coming Neighborhoods
| # | Neighborhood | Score | |
|---|---|---|---|
| South Gull Lake CDP | 54 | ||
| Canadian Lakes CDP | 38 | ||
| Harvey CDP | 36 | ||
4 | Manitou Beach-Devils Lake CDP | 32 | |
5 | Lake Michigan Beach CDP | 31 | |
6 | Ida CDP | 31 | |
7 | Vineyard Lake CDP | 31 | |
8 | Trufant CDP | 31 | |
9 | Hardwood Acres CDP | 31 | |
10 | Presque Isle Harbor CDP | 31 | |
11 | Ruby CDP | 31 | |
12 | Hubbell CDP | 31 | |
13 | Hemlock CDP | 31 | |
14 | Lamont CDP | 29 | |
15 | Shorewood-Tower Hills-Harbert CDP | 28 | |
16 | Burt CDP | 27 | |
17 | Attica CDP | 26 | |
18 | Hartland CDP | 26 | |
19 | Quinnesec CDP | 25 | |
20 | Lake LeAnn CDP | 25 | |
21 | Dollar Bay CDP | 25 | |
22 | Lakes of the North CDP | 23 | |
23 | Chums Corner CDP | 23 | |
24 | Lake Victoria CDP | 22 | |
25 | Skidway Lake CDP | 14 |
Rankings by Category
Top 5 up-and-coming neighborhoods in Saginaw for each growth-potential metric.
Lowest median home value
- $48,000
- $77,700
- $106,900
- $121,300
- $158,300
Lowest unemployment rate
Lowest violent crime rate
- 4.5 per 1K
- 5.2 per 1K
- 5.8 per 1K
- 8.3 per 1K
- 9.5 per 1K
Lowest median rent
- $550
- $698
- $756
- $775
- $785
Highest median household income
- $163,348
- $115,714
- $107,757
- $101,026
- $99,464
Lowest poverty rate
- 0.4%
- 0.4%
- 0.9%
- 1.1%
- 1.7%
Up-and-coming neighborhoods are identified using a Growth Potential Score that evaluates five weighted categories. These areas are still affordable relative to the city average but show strong fundamentals that suggest improving conditions and future appreciation.
- Affordability vs City Average
- 30% weight
- Walkability & Transit
- 25% weight
- Job Market (Unemployment)
- 20% weight
- Safety
- 15% weight
- Environment (Air Quality)
- 10% weight
Neighborhoods that are priced below the city median home value score higher on affordability. Walkability reflects the Walk Score, indicating access to amenities on foot. A low unemployment rate signals a strong local economy. Safety is measured by violent crime rates per 1,000 residents. Air quality uses the EPA Air Quality Index (AQI), where lower values indicate cleaner air.
Data Sources: US Census Bureau American Community Survey (ACS) 5-Year Estimates, FBI Uniform Crime Reporting (UCR), EPA AirNow, Walk Score, Bureau of Labor Statistics (BLS), and FEMA National Flood Hazard Layer. All data is updated on a rolling basis as new government releases become available.