Before You Move to Colon Township, Michigan: The Stuff Locals Wish You Knew

Introduction

There are places in Michigan where people live, and then there are places in Michigan where people choose to live — with full awareness of what they're getting into and a genuine appreciation for it. Colon Township, tucked into the rural heart of St. Joseph County in southwest Michigan, firmly belongs in that second category.

This is a township where your neighbor might be a third-generation farmer, a lakefront retiree, or — and this is not a joke — a professional magician. Colon Township wraps around the Village of Colon, a community recognized by the United States Congress as the "Magic Capital of the World." That's a real thing. It's on a real sign. And it sets the tone for everything that makes this corner of Michigan genuinely interesting.

If you're researching what it's actually like to live here — the housing costs, the schools, the commute realities, the taxes, the outdoor options — you've come to the right place. This guide covers all of it, sourced from real data, so you can make a genuinely informed decision.

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Where Is Colon Township, Michigan Located?

Colon Township is located in St. Joseph County in southwest Michigan, roughly 25 miles south of Battle Creek and approximately 45 miles northwest of Fort Wayne, Indiana, according to BestPlaces.net. It sits along the Michigan-Indiana border region, placing it within a short drive of several regional population centers.

The township covers approximately 34.4 square miles, with the Village of Colon nestled at its center, flanked by Palmer Lake and Sturgeon Lake — two connected bodies of water that give the area its distinctive lakeside character. According to Wikipedia, the St. Joseph River also runs nearby, adding to the outdoor recreation inventory of the surrounding landscape.

Highway access in the broader St. Joseph County region is provided by M-86, which runs east-west through the county and passes directly through Colon, connecting to M-60 at Three Rivers to the west. US-131 is accessible to the northwest and provides a major north-south corridor toward Kalamazoo and the greater southwest Michigan employment base, per Wikipedia's coverage of St. Joseph County infrastructure. For regional commuters, Kalamazoo and Battle Creek are both reachable within 30 to 45 minutes under normal driving conditions.

If you're coming from a major metro area, it's worth setting expectations: this is a rural township, not a suburb. There is no highway interchange right outside your front door. That's part of the appeal for people who choose it — and part of the adjustment for those who don't expect it.

Cost of Living in Colon Township, Michigan

The cost of living in Colon Township tracks with the affordable character of rural southwest Michigan broadly. According to BestPlaces.net, Michigan as a whole scores below the national average on overall cost of living, and rural communities in St. Joseph County — including Colon Township — tend to follow that pattern.

According to U.S. Census Bureau ACS 2023 five-year estimates via Census Reporter, the median household income in Colon Township is approximately $58,523, which sits at roughly 80% of the Michigan statewide median household income of $71,149. Per capita income in the township is approximately $30,420, broadly in line with St. Joseph County at $31,170.

Housing is the primary driver of affordability here. Homes are priced well below state and national medians, which means that buyers coming from larger metro areas — Grand Rapids, Kalamazoo, Detroit, or out of state — often find their dollar goes meaningfully further. Utilities and transportation costs in rural southwest Michigan tend to follow broader Midwest averages, per the Bureau of Labor Statistics. However, because Colon Township is rural, residents should factor in vehicle dependence — public transit is not a realistic commute option here, and most daily necessities require a car trip.

Overall, Colon Township offers a cost structure that is favorable for those prioritizing space, land, and a lower cost basis for homeownership. As with any rural Michigan community, individual costs vary based on property type, heating source (many rural homes use propane or fuel oil), and commute distance to employment.

Real Estate & Housing Overview in Colon Township, Michigan

Housing Market Overview in Colon Township

The housing market in Colon Township is small in scale but consistent in demand. Inventory tends to be limited, which means that well-priced homes — particularly those with lake access or rural acreage — can move relatively quickly when they hit the market. According to Rocket Homes market data, the township had a median list price of approximately $199,000 as of early 2025, reflecting a year-over-year increase, which suggests the market has seen upward price movement in recent years. Inventory levels can vary depending on the season, with more activity typically in the spring and summer months.

Because this is a small rural market, buyers should approach with patience and flexibility. New listings are not constant, and the best opportunities may require acting with a degree of urgency when they appear.

Types of Homes in Colon Township

Colon Township offers a diverse mix of property types that reflect its rural, lakefront, and small-town character. Ranch-style single-family homes are common throughout the township. Lakefront and lake-access properties along Palmer Lake, Sturgeon Lake, Long Lake, Farrand Lake, Washburn Lake, and other area lakes are a defining feature of the local market, per Redfin listings data and community resources at visitcolonmi.us. These waterfront properties range from updated year-round residences to classic cottages that began as seasonal escapes and have been converted to full-time homes.

Rural properties with acreage, barns, and outbuildings are also present throughout the township, consistent with the agricultural character of St. Joseph County broadly. For those interested in moving to Colon Township, Michigan, the variety of home types means there are options across a fairly wide range of lifestyles and budgets.

Price Range & Affordability (Evergreen Style)

Homes in Colon Township are generally positioned at a mid-to-lower price point relative to the broader Michigan market. According to Zillow, the typical Michigan home value is approximately $237,918 statewide. Colon Township properties — particularly non-waterfront homes — tend to come in below that statewide figure, while lakefront and premium properties command a significant premium above it.

Based on Redfin listing data, homes in Colon and the surrounding township area have been listed across a range from modest rural properties in the low-to-mid $100,000s up through lakefront homes reaching into the $300,000–$500,000+ range depending on water frontage, lot size, and condition. According to Rocket Homes, the median list price for Colon Township was approximately $199,000 in early 2025, representing an increase of roughly 7.6% compared to the prior year. Buyers reviewing listings on Realtor.com, Redfin, Zillow, or Trulia will find that affordability — particularly relative to larger Michigan metros — is one of the more compelling aspects of this market.

Market Segments & Buyer Activity (Neutral Language)

The Colon Township market sees activity across several segments. Entry-level demand is present for buyers seeking rural properties, modest ranch homes, and affordable single-family residences below the regional median. Lakefront and waterfront properties represent the premium tier of the market, where demand can be more competitive and days-on-market shorter for desirable listings. There is also a segment of interest in larger rural parcels and properties with agricultural or outbuilding infrastructure, consistent with St. Joseph County's rural character. Low-maintenance housing options, including smaller homes in the Village of Colon itself, are also part of the inventory mix.

New Construction & Development Trends

Colon Township is largely a built-out rural community with limited large-scale new construction activity. The township's character is defined more by existing housing stock — including classic lakefront cottages, updated ranch homes, and rural farmsteads — than by new subdivision development. Some newer construction does appear on available parcels, particularly on lake lots or rural acreage, but large-scale residential development is not a dominant feature of this market at present. Buyers specifically seeking new construction will likely find more options in nearby Three Rivers, Sturgis, or communities closer to Battle Creek and Kalamazoo.

What It's Like to Own a Home Here

Owning a home in Colon Township comes with the rewards and responsibilities of rural Michigan property ownership. Lot sizes tend to be generous by Michigan suburban standards, and lakefront properties come with the additional responsibilities of waterfront maintenance, dock management, and well and septic systems that are common in unincorporated rural areas. HOAs are not a dominant feature of this market, though some lakefront associations do exist. Homes in the township often sit on larger parcels than buyers from metro areas are accustomed to, which means more land to enjoy — and more land to maintain.

Heating costs in rural southwest Michigan can be meaningful, particularly in homes using propane. Buyers should ask about utility history and heating source during the purchase process.

If you're considering a move to Colon Township and want to better understand how the housing market fits your budget and goals, reviewing current listings on Realtor.com, Redfin, Zillow, or Trulia — and running property-specific numbers — can help you make a more informed decision.

Property Taxes in Colon Township, Michigan

Property taxes in Colon Township — and throughout Michigan — are based on a millage system. One mill equals $1 for every $1,000 of taxable value.

Michigan operates under Proposal A (passed in 1994), which is one of the most important things to understand if you're buying a home here. This law caps how much your taxable value can increase each year, typically at the rate of inflation. In simple terms, this protects long-term homeowners from dramatic spikes in property taxes — even if home values rise significantly.

However, there's one key moment where this changes.

What Happens When You Buy a Home?
When a property transfers ownership, the taxable value typically "uncaps" the following year and resets closer to the home's current market value. This means your property taxes may be significantly higher than what the current owner is paying. That's why it's critical to estimate your taxes before you buy.

How to Estimate Property Taxes in Colon Township
The State of Michigan provides a free estimator here:
https://www.michigan.gov/taxes/property/estimator

To get a realistic high-end estimate, follow this method:

Select: County / City/Township/Village / School District
For State Equalized Value (SEV): Use approximately 50% of the home's list price (this simulates the post-sale taxable value after uncapping)
This will give you a strong estimate of your future property taxes.

Pro Tip:

Look at a current listing's SEV for a lower estimate
Use the 50% rule for a higher estimate
Plan for the worst, hope for the best

Want to Calculate It Manually?
You can estimate property taxes using this formula:
(Taxable Value × Millage Rate) ÷ 1,000 = Annual Property Taxes

Example:
$200,000 taxable value / 40 mills
→ ($200,000 × 40) ÷ 1,000 = $8,000/year

Important Disclaimers About the Estimator
The Michigan property tax estimator is extremely helpful, but there are a few important notes:

Millage rates are based on those levied and billed in the prior year
Rates include the 1% property tax administration fee
Rates include special assessments levied on a millage basis and applied across entire townships, cities, or villages
Rates also include certain police, fire, or emergency service millages applied broadly across a township (excluding villages in some cases)
Rates do not include all special assessments, which may vary by property
In some areas, community college millages vary depending on exact property location, and the database may only reflect one rate
Some properties transferred between school districts may have split millages not fully represented

You can view updated millage rates here:
https://www.michigan.gov/taxes/property/estimator/related/millage-rates

Bottom Line
Property taxes in Colon Township can vary significantly depending on the exact location, school district, and timing of ownership transfer. Understanding Michigan's uncapping rule is one of the most important steps in accurately budgeting for a home here. If you're unsure how this applies to a specific property, it's always worth running the numbers ahead of time — or reaching out for guidance.

Things to Do & Lifestyle in Colon Township, Michigan

If you're moving somewhere primarily for the entertainment options of a major city, Colon Township is going to require an honest conversation with yourself. But if you're drawn to lakes, the outdoors, community events with genuine personality, and the kind of small-town life that doesn't feel manufactured — this place delivers.

The most well-known lifestyle draw is the magic culture, and it's legitimately unique. According to the Village of Colon's official tourism website, visitcolonmi.us, the area is home to Abbott's Magic Company, which has been operating since 1934 and manufactures magic supplies and stage illusions on-site. Every August, Abbott's Magic Get-Together brings over 1,000 magicians and magic enthusiasts to Colon for four days of performances, lectures, and close-up magic shows. Per reporting from Only in Your State, the 88th Abbott's Magic Get-Together is scheduled for August 5–8, 2026. The event effectively transforms the town for a long weekend and has been described as one of the most unique annual gatherings in the entire state of Michigan.

Beyond the magic, the outdoor lifestyle here is genuinely strong. The township and surrounding village sit between Palmer Lake and Sturgeon Lake, with Long Lake, Farrand Lake, and Washburn Lake also within easy reach, according to Islands.com. These lakes support fishing, boating, kayaking, and swimming throughout the warmer months, and ice fishing in winter. Per visitcolonmi.us, Palmer Lake Lodges offers boat rentals and lakefront cabin accommodations, and The Retreat at Miller's Landing provides additional waterfront lodging and recreation on Sturgeon Lake.

Colon Community Park provides open green space, picnic areas, and playgrounds within the village, according to community resources. Residents also enjoy the scenic terrain around the St. Joseph River for biking and informal outdoor recreation. Hunting, particularly deer hunting, is also noted as a popular seasonal activity in the township, per Wide Open Spaces.

For dining, local establishments include Dawn's Cafe, Curly's Pub, Five Star Pizza, and Magic Capital Grille — small-town options that residents tend to describe with affection rather than culinary ambition. If you're looking for more varied dining and retail options, the nearby cities of Three Rivers, Sturgis, and Battle Creek all provide broader amenity access within a reasonable drive.

The 4th of July is noted by Niche.com community reviewers as a particularly lively local event, with lake cottage activity and fireworks adding to the summer social calendar.

Schools & Education in Colon Township, Michigan

The primary school district serving Colon Township is Colon Community School District, which operates four schools serving students in grades K–12. According to Niche.com, the district has approximately 553 students and a student-to-teacher ratio of 16:1. Based on state test score data reported by Niche.com, approximately 22% of students are at or above proficiency in math and 33% in reading — figures that are below state averages and represent an acknowledged area for improvement.

According to GreatSchools.org, Colon Elementary School holds a 4 out of 10 rating on the GreatSchools scale, which the organization describes as performing below the average of Michigan public and charter schools at the same grade levels. Colon High School is similarly rated below average by GreatSchools.org on academic performance measures. Per U.S. News & World Report, Colon High School is ranked 466th in Michigan and 13,228th nationally among ranked high schools, with AP course availability noted as a positive feature.

It is worth noting that school performance ratings are one data point among many, and individual school experiences vary based on student needs, extracurricular involvement, and community engagement. Parents researching schools for Colon Township are encouraged to visit GreatSchools.org and Niche.com directly for the most current ratings, to review the district's official website at colonschools.org, and to visit campuses in person when possible. The district's small size means class sizes are modest and student-teacher relationships can be more individualized than in larger districts.

Families with specific educational priorities — including competitive academics, specialized programming, or particular extracurricular offerings — may also want to research school of choice options available through nearby Three Rivers Community Schools or Sturgis Public Schools, which serve the broader St. Joseph County region.

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Pros & Cons of Living in Colon Township, Michigan

Pros:

Lakefront and lake-access properties available at price points well below larger Michigan markets, per Zillow and Redfin data
Genuinely unique community identity as the "Magic Capital of the World," recognized by the United States Congress
Rural character with large lot sizes, agricultural land, and access to the St. Joseph River and multiple inland lakes
Housing costs that are meaningfully below the Michigan statewide median, based on U.S. Census Bureau and market listing data
Strong outdoor recreation options including fishing, boating, kayaking, swimming, hunting, and biking
Access to nearby cities including Three Rivers, Sturgis, Battle Creek, and Kalamazoo for work, shopping, and services
Community events with genuine regional character, including the annual Abbott's Magic Get-Together
Low population density and quiet, rural quality of life

Cons:

Vehicle dependence is essentially total — no public transit options exist in this rural township
School district academic performance metrics are below state averages, per GreatSchools.org and Niche.com
Limited local retail, dining, and healthcare options; most services require driving to larger nearby communities
Rural property ownership responsibilities including well, septic, and potentially propane heating systems
Limited new construction inventory; buyers seeking newer homes may have fewer options compared to more developed areas
Job market in St. Joseph County is concentrated in manufacturing, agriculture, and service industries — those in specialized professional fields may need to commute to Kalamazoo or Battle Creek
Internet and cellular coverage in rural portions of the township may be more limited compared to suburban areas

Frequently Asked Questions About Living in Colon Township, Michigan

What county is Colon Township in?
Colon Township is located in St. Joseph County, Michigan, in the southwest corner of the state near the Indiana border. The county seat is Centreville, per Wikipedia.

What is the population of Colon Township, Michigan?
According to World Population Review, Colon Township has an estimated 2026 population of approximately 3,380. The Village of Colon, which is located within the township, has a separate estimated population of approximately 1,188.

Why is Colon called the Magic Capital of the World?
According to the Village of Colon's official tourism website, visitcolonmi.us, the designation traces back to 1926 when legendary magician Harry Blackstone Sr. moved to the village and began hosting magicians. In 1934, Percy Abbott founded Abbott's Magic Company there. The United States Congress officially recognized Colon as the Magic Capital of the World. Abbott's Magic Get-Together, held annually each August, continues that tradition.

What are home prices like in Colon Township, Michigan?
According to Rocket Homes, the median list price in Colon Township was approximately $199,000 as of early 2025. Prices vary significantly depending on whether a property has lake access, with waterfront homes commanding a meaningful premium. Buyers can find current listings on Realtor.com, Redfin, Zillow, and Trulia.

What lakes are in Colon Township, Michigan?
The area is surrounded by several lakes. According to Islands.com and visitcolonmi.us, the most prominent include Palmer Lake, Sturgeon Lake, Long Lake, Farrand Lake, and Washburn Lake. Palmer Lake and Sturgeon Lake flank the Village of Colon directly and support boating, fishing, swimming, and kayaking.

What schools serve Colon Township?
Colon Township is served primarily by Colon Community School District, which operates four schools for grades K–12 with approximately 553 students, per Niche.com. Families may also explore school of choice options in nearby Three Rivers Community Schools or Sturgis Public Schools.

How far is Colon Township from Kalamazoo?
Colon Township is approximately 30 to 45 minutes from Kalamazoo by car, making it a feasible — if rural — commute destination for those employed in the Kalamazoo metro area.

How far is Colon Township from Battle Creek?
According to BestPlaces.net geographic data, Colon Township is approximately 25 miles south of Battle Creek, typically a 30 to 40 minute drive under normal conditions.

What is the cost of living like in Colon Township compared to Michigan?
Based on U.S. Census Bureau ACS data, median household income in Colon Township ($58,523) is approximately 80% of the Michigan statewide median ($71,149), reflecting the township's rural and lower-income-tier character. Housing costs are generally well below the Michigan statewide median home value of approximately $237,918, per Zillow.

Are there things to do outdoors in Colon Township?
Yes. Residents have access to multiple all-sport lakes for boating, fishing, kayaking, and swimming. Hunting, biking, and hiking along the St. Joseph River corridor are also popular activities, per visitcolonmi.us and community resources.

What is Abbott's Magic Get-Together?
Per visitcolonmi.us and Only in Your State, Abbott's Magic Get-Together is an annual four-day convention held each August in Colon that draws over 1,000 magicians and enthusiasts from around the world for performances, lectures, contests, and close-up magic shows. It is one of the longest-running events of its kind in the United States.

What are property taxes like in Colon Township?
Michigan uses a millage-based property tax system governed by Proposal A (1994). Taxable values are capped for existing owners but uncap upon sale, which can result in significantly higher taxes for new buyers. The Michigan Department of Treasury provides a free property tax estimator at michigan.gov/taxes/property/estimator. Specific millage rates for Colon Township and the Colon Community School District can be found through that tool.

Is Colon Township a good place to retire?
According to Niche.com, a notable share of Colon Township's residents are retirees, consistent with the township's rural, lake-access character and lower cost of living compared to many Michigan communities. Specific retirement suitability depends on individual healthcare needs, lifestyle preferences, and financial circumstances.

What is the drive from Colon Township to Fort Wayne, Indiana?
Per BestPlaces.net, Colon Township is approximately 45 miles northwest of Fort Wayne, Indiana, making it accessible for those with employment or family ties in northern Indiana.

Is Colon Township rural or suburban?
Colon Township is definitively rural in character. According to Niche.com, living in Colon Township offers a "rural feel" and the majority of residents own their homes. There is no meaningful suburban infrastructure — buyers should plan for vehicle dependence and rural property considerations including well, septic, and larger lot maintenance.

To Conclude:

If you're looking to move to, from, or within the state of Michigan in one day or a million, I help people do just that and I love it as a Michigan Realtor. Please reach out anytime for help — I'm happy to be your go-to resource.

Question for You!

Colon Township has something most Michigan communities can't claim — a title recognized by the United States Congress and a one-of-a-kind annual event that draws enthusiasts from around the world. So here's my question: would the "Magic Capital of the World" identity be a fun bonus that makes Colon Township more interesting to you, or is it just a quirky footnote compared to the lakes and rural lifestyle? Drop your answer in the comments — I'm genuinely curious how that reputation factor plays into people's thinking about a place like this.

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