6099 W Dewey Road,Ludington, MI, 49431, Mason County, 3847 W Colburn Road,Ludington, MI, 49431, Mason County, 311 N Rath Avenue,Ludington, MI, 49431, Mason County, 509 E Filer Street,Ludington, MI, 49431, Mason County, 2253 W US Highway 10,Ludington, MI, 49431, Mason County, W Nanninga Drive,Ludington, MI, 49431, Mason County, 307 S James Street,Ludington, MI, 49431, Mason County, 5667 Brookwood Place,Ludington, MI, 49431, Mason County, 510 Lake Street,Ludington, MI, 49431, Mason County, 5291 W Angling Road,Ludington, MI, 49431, Mason County, 2444 W. Johnson,Ludington, MI, 49431, Mason County, 6384 W Cambridge Drive,Ludington, MI, 49431, Mason County, 2250 N Jebavy Drive,Ludington, MI, 49431, Mason County, 704 Lakeview Street,Ludington, MI, 49431, Mason County, 536 N. Dennis,Ludington, MI, 49431, Mason County, 5633 N Jebavy Drive,Ludington, MI, 49431, Mason County, 969 N Pine Ridge Drive,Ludington, MI, 49431, Mason County, 305 5th Street,Ludington, MI, 49431, Mason County, 6465 W Summit Retreat,Ludington, MI, 49431, Mason County, 4245 S Lakeshore Drive,Ludington, MI, 49431, Mason County, V/L Hermitage Avenue,Ludington, MI, 49431, Mason County, 3240 W. US 10,Ludington, MI, 49431, Mason County, 5788 W Barnhart Road,Ludington, MI, 49431, Mason County, 204 Franklin Street,Ludington, MI, 49431, Mason County, 5015 Anderfind Drive,Ludington, MI, 49431, Mason County. 39.88 acres located on a paved main road in Victory Township. Permitted uses are multi-family residences, many types of businesses, professional offices, museums, banks, and so much more. Email agent. Riverview Estates is filled with amazing homes and minutes away from downtown Ludington. There are tax advantages using the installment sale method, as well. Or put your luxury development dreams into motion. This is Taxes. A land contract is a contractual agreement between a buyer and a seller of real estateusually residential real estate. SE Grand Rapids, Michigan 49512 $105,000.00 Northern Michigan, MI 9 months ago LAND CONTRACT Property 10 Acres Low Down Hassel Free (Walhalla) People. Check out this beautiful Mason County 80 acres! Information is deemed reliable but not guaranteed. Rare opportunity to build your dream home on a beautiful lot (0.343 acres) in Pere Marquette township, just outside the Ludington city limits. Cable, electric, natural gas, and telephone are available. Brokerage. in Ludington! 3 Photos. 49431. More than 900 feet of frontage on U. S. Highway 10 just minutes outside of Ludington. All Rights Reserved. Remove. As part of the contract, the seller agrees to provide a deed (usually a warranty deed) to the buyer after all of the terms of the contract have been met. Copyright 2023 Realcomp II Ltd. Shareholders In addition to houses in Ludington, there were also 8 condos, 0 townhouses, and 1 multi-family unit for sale in Ludington last month. Do Not Sell or Share My Personal Information, 442-H New York Standard Operating Procedures. Bring your Creative ideas! There are two paved approaches and the lot was previously cleared. The average price of homes sold in Ludington, MI is $192,500. Cable, electric, natural gas, and telephone are available. Approximately 45% of Ludington homes are owned, compared to 34% rented, while 20% are vacant. Home buyers reveal: 'What I wish I had known before buying my first home, Debunked! Downtown Ludington is full of interesting shops and artist galleries, including a children's museum. Or you can have you own farm. Brokered by Greenridge Realty S Rath. Mason County is the 27th largest county (1,242 square miles) in Michigan. . This property is directly across the street from Lowe's with direct US-10 access. Brokerage. THIS PARCEL HAS IT ALL! BUILDING SITE FOR YOUR NEXT HOME! The 1,193 sq. Zoned Maritime Commercial and Waterfront Maritime. There was around $27 million of farmland and other rural property for sale in Mason County, Michigan, recently on Land And Farm. Mason County, MI Land for Sale - 97 Listings | Land And Farm Mason County, MI Enter new location Search Oops! Sold 7. It is designed to be a starting point to help parents make baseline comparisons, not the only factor in selecting the right school for your family. Hamlin Lake - Woods and water - 80ft of waterfront on the east end of the north bayou. You may then choose to sell the property for a higher price or utilize it as a rental property. The contract spells out the price and other terms of the agreement, such as how taxes, insurance, utilities, and non-payment will be handled. This beautiful lot is located on a cul-de-sac in Riverview Estates. The listing brokers offer of compensation is made only to participants of the MLS where the listing is filed. This property has all you could ask for in outdoorsmans paradise. Copyright 2023 MichRIC, LLC. But it's not all about shopping and eatingLudington is also great for fishing. Close to the Ludington State Park which offers miles of sugar sand beaches along the shoreline of Lake Michigan. Title does not pass to the buyer; therefore, a government based property maintenance inspection department could interpret that the ownership of the propertyand therefore the maintenance of the propertyis also the responsibility of the seller. Contract Landman through CRF Land Services, LLC (Former Employee) - Ludington, MI - July 18, 2018 I was a contract landman for WLS for a little over a year. This means that you cannot get additional money for physical or other damages if you recover the property. Discover Ludington Michigan hunting land for sale. There are boulders and fieldstone already on the property to dress up your home or the entry drive. Value! Updated January 2023: By searching, you agree to the Terms of Use, andPrivacy Policy. Check with DEQ regulations regarding the wetland on the property. Seller will be updating kitchen, bath, flooring, fixtures, and paint throughout.Pictures shown prior to renovation.89,900 with 5,000 Down Payment.683.12 Principa HAMLIN TOWNSHIP BUILDING SITE - in Hamlin Woods Subdivision. Since the seller is the qualifying agent and controls the stipulations of the contract, the seller may set their own requirements for the credit worthiness of the buyer, the amount of the down payment or any other item that might typically be dictated by a bank or some other 3rd party. 39.88 acres located on a paved main road in Victory Township. Start the plans for building your home or an up north cabin and begin enjoying your time on Hamlin Lake. Subject to township/county zoning. Ft. 11358 Marlowe St, Detroit, MI 48227. We are continuously working to improve the accessibility of our web experience for everyone, and we welcome feedback and accommodation requests. This requires the seller to know where the buyer isphysically. The trout fishing in this river is fantastic and there are some great holes as the river bends throughout the property. Ludington, MI 49431 LIGHTHOUSE REALTY-Ludington NEW CONSTRUCTION 3.6 ACRES $874,900 5bd 3ba 2,508 sqft (on 3.60 acres) 4245 S Lakeshore Dr, Ludington, MI 49431 LIGHTHOUSE REALTY-Ludington $225,000 106 W Danaher St, Ludington, MI 49431 Greenridge Realty S Rath $165,000 A Land Contract gives potential buyers an option to buy a home without getting financing through a bank. An extremely nice peace of property. The property has a large variety of timber and has not be logged. This property features direct lake frontage in a secluded setting. Hamlin Lake - Woods and water - 80ft of waterfront on the east end of the north bayou. For over four decades, Western Land Services (WLS) has been supporting our clients from project inception to completion. in Ludington! You can rent the property by the year to a farmer to grow corn and you can build when you are ready. The seller on a land contract can enjoy a regular cash flow without the headaches of managing rental property. PENINSULA COVE - Reserve you own vacant unit at the All New Site-Condo/Marina Project on Pere Marquette Lake. Build your dream home or just have a place to roam. Subject to township/county zoning. Endless possibilities are available. There is room to build condos or apartments. Nestled near marinas, fishing boat charters, and the Boat Club, this is a great time to make your entrepreneurial dreams come true. The contract spells out the price and other terms of the agreement, such as how taxes . The data relating to real estate properties on this website was last updated as recently as 2023-03-01 06:59:40 PST Find your dream home in Ludington using the tools above. the county median home value of $125,000. Located in an Established neighborhood, near marinas, Copeyan Park and Pere Marquette Lake. As your one-stop shop for success, you can trust us to bring your vision to fruition. Don't wait, come and take a look at ONE of the LAST vacant city building spots left in Ludington.Buyer to verify all measurements. All measurements to be verified. Property is conveniently located near expressway exit. Copyright 2023 Realcomp II Ltd. Shareholders Get it while its hot! The paper work is very similar to that of tenant evictions. Approx. This gorgeous 6.4-acre parcel boasts more than 230 feet of frontage on beautiful Lake Michigan. Value! Active Filters. 364 ft. of PRIME FRONTAGE on US 10 on 3.73 ACRES! Nestled near marinas, fishing boat charters, and the Boat Club, this is a great time to make your entrepreneurial dreams come true. BUILDING SITE FOR YOUR NEXT HOME!Each lot in this project is 150' x 450' with plenty of room for your new home and a personal pole building for your toys. There are currently 34 land homes for sale in Ludington at a median listing price of $263K. Per the township, the lot meets zoning requirements as a buildable lot. Parcel could be split 3 times for new homes !!! Listing by Five Star Real Estate - Ludington - Jim Foley Under Contract 2250 N JEBAVY DR, Ludington, MI 49431 $218,500 3 Beds 2 Baths 1,400 Sq Ft Listing by Five Star Real Estate - Ludington Price Reduced 5667 BROOKWOOD PL, Ludington, MI 49431 $525,000 4 Beds 3 Baths 3,039 Sq Ft Listing by Greenridge Realty S Rath - Debby Stevenson Price Reduced With an installment sale, the taxable income can be spread out over a number of years instead of taken in the year of the sale. SEV, taxable value, and annual property tax reflects both lots combined. 5646 W US Highway 10, Ludington, MI 49431. For listings in Canada, the trademarks REALTOR, REALTORS, and the REALTOR logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA. Wooded building site with older well on site. In the past month, 13 homes have been sold in Ludington. Find RV lots for sale in Ludington, MI including deeded RV parking sites, campground lots, and resorts to park your camper, travel trailer, or RV rental. Mason County is in the state's West Central Michigan region. Rules for the building requirements have been relaxed recently and all plans can be reviewed by the building committee and some modular plans will be considered. Our Ludington real estate stats and trends will give you more information about home buying and selling trends in Ludington. Zillow (Canada), Inc. holds real estate brokerage licenses in multiple provinces. 442-H New York Standard Operating Procedures New York Fair Housing NoticeTREC: Information about brokerage services, Consumer protection noticeCalifornia DRE #1522444Contact Zillow, Inc. Quiet setting very near Ludington! 6 miles to downtown Ludington where you can enjoy shopping, restaurants, marinas, city parks and local events. IDX information is provided exclusively for consumers' personal, noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. As for the urban conveniences, Ludington has all of the big box stores like Walmart, Meijer, Home Depot and Lowes. This property is down the road from Walmart with direct access to US 10. The median home value in Ludington, MI is $230,000. Close to public parks and a great fresh fish restaurant. Courtesy: Renee Malburg - Five Star Real Estate - Ludington, Courtesy: Jackie Makowicki - Five Star Real Estate - Ludington, 846 S Lakeshore Drive #Unit 4 UNIT Unit #4, Courtesy: Bob Budreau - GREENRIDGE Realty-Ludington, 846 S Lakeshore Drive #Unit 3 UNIT Unit #3, 846 S Lakeshore Drive #Unit 2 UNIT Unit #2, 846 S Lakeshore Drive #Unit 1 UNIT Unit #1, Courtesy: Nathan Sheldon - LIGHTHOUSE REALTY-Ludington, Courtesy: Ray Ortiz - GREENRIDGE Realty-Ludington, Courtesy: Laura Iles - LIGHTHOUSE REALTY-Ludington, Courtesy: Brian Mulherin - CENTURY 21 Bayshore, Courtesy: Debby Stevenson - Greenridge Realty S Rath, Courtesy: Stan Willson - LIGHTHOUSE REALTY-Ludington, Courtesy: Pamela Buck - Five Star Real Estate - Ludington, Courtesy: Dick Boyd - LIGHTHOUSE REALTY-Ludington, Courtesy: Christina Simone - Five Star Real Estate - Ludington, Courtesy: Mary Jo Pung - Greenridge Realty S Rath, Courtesy: Marla Zatarga - Five Star Real Estate - Ludington. There is a pad already cleared for a potential cabin/camp along with an outhouse that is already in place right off the road. Watch for matching Ludington land listings and property price updates. LandWatch has 66 land listings for sale in Ludington, MI. Michigan City: Ludington For Sale. This level 34-acre parcel is zoned C-2. Many people choose to live near Ludington, MI because of its good reputation as well as its proximity to several parks and recreational areas. Currently zoned R1 but could be changed to R2 giving you many possibilities with the 4 property splits available! Nice building site in Hamlin Twp. Trulia is a registered Trademark of Zillow, Inc. Zillow, Inc. holds real estate brokerage, Do Not Sell or Share My Personal Information, Zillow Group is committed to ensuring digital accessibility for individuals with disabilities. Under Contract 7. In fact, there are schools, universities, school districts and lastly parks nearby. Call today to find out more! Prime Corner Lot on HIGH TRAFFIC Jebavy Dr just off US-10 at King St. 8 myths about renting you should stop believing immediately, 6 ways home buyers mess up getting a mortgage, 6 reasons you should never buy or sell a home without an agent, Difference between agent, broker & REALTOR, Real estate agents reveal the toughest home buyers they've ever met, Before You Buy, Look for Red Flags in the Neighborhood, Do Not Sell or Share My Personal Information. If you are looking for a great Mason County property with endless possibilities I highly recommend checking this one out! Wildlife abounds here, whether the plentiful deer or the migrating birds and waterfowl along, over and in the Lake. Zoning allows for boutique hotels, weekly rental property, commercial space or ground level parking garage required with some options. Filters. The accuracy of all information, regardless of source, is not guaranteed or warranted. He then uses his new property to secure a loan from a lender. Find Ludington, MI land for sale, under contract and sold properties. A land contract is a contractual agreement between a buyer and a seller of real estateusually residential real estate. National brand neighbors including Starbucks, Lowe's, Home Depot, Taco Bell, Walmart & Meijer. Please switch to a supported browser or download one of our Mobile Apps. It is designed to be a starting point to help parents make baseline comparisons, not the only factor in selecting the right school for your family. Division staff also contribute to sound management of urban and private forest landscapes through grant programs, outreach, technical assistance and partnerships. 20% are vacant. Zillow, Inc. holds real estate brokerage licenses in multiple states. Here are some examples: Mortgages exist after the deed has passed to the new owner. 32 Days. 13 N Cherry Ln, Ludington, MI 49431 3DX REAL ESTATE LLC $280,000 0.38 acres lot - Lot / Land for sale 846 S Lakeshore Dr #3, Ludington, MI 49431 GREENRIDGE REALTY-LUDINGTON $299,500 2.17 acres lot - Lot / Land for sale 10 days on Zillow Nanninga Dr UNIT 19, Ludington, MI 49431 GREENRIDGE REALTY-LUDINGTON $24,000 1.5 acres lot - Lot / Land for sale Build your dream home or just have a place to roam. Own the sunset! Large easily developed parcel that is very close to Ludington, Ludington Schools and all that the area has to offer! Rare opportunity to build your dream home on a beautiful lot (0.343 acres) in Pere Marquette township, just outside the Ludington city limits. If you're selling land in the Ludington area, find the best real estate agents in Ludington, MI to market and sell your property. Close to the Ludington State Park which offers miles of sugar sand beaches along the shoreline of Lake Michigan. Ludington real estate listings include condos, townhomes, and single family homes for sale. Fantastic opportunity to own investment property overlooking PM Lake and possibly Lake MI. Great location for building your new home, so close to Ludington, a quick drive to Lake Michigan and the Ludington State Park. All city utilities are available. In the past month, 13 homes have been sold in Ludington. The national median home value is $277,796. Value! ft. home is a 3 bed, 2.0 bath property. The accuracy of all information, regardless of source, is not guaranteed or warranted. A problem usual occurs because the buyer doesnt learn of the default until there has been acceleration and foreclosure. Wildlife abounds here, whether the plentiful deer or the migrating birds and waterfowl along, over and in the Lake. UNIT PRICES: Unit 1: $329,500 Unit 2: $299,500 Unit 3: $299,500 Unit 4: $299,500 Unit 5: $329,500 Unit 6: RESERVED All reservations are pending the closing on the parcel by the developer (est date 4/2023). We are continuously working to improve the accessibility of our web experience for everyone, and we welcome feedback and accommodation requests. 39.88 acres located on a paved main road in Victory Township. Marina view, just 3 blocks from the downtown shopping area, 1 block from City Marina, close to beach, restaurants and breweries, and Waterfront Park. Rules for the building requirements have been relaxed recently and all plans can be reviewed by the building committee and some modular plans will be considered.Paved ingress and egress road installed in 2020. Or put your luxury development dreams into motion. All rights reserved. Website by Constellation1, a division of Constellation Web Solutions, The median home value in Ludington, MI is $. This beautiful lot is located on a cul-de-sac in Riverview Estates. If you're looking to sell your home in the Ludington area, our listing agents can help you get the best price. Very Large, well groomed city lot ready for your perfect house plan! Don't wait, come and take a look at ONE of the LAST vacant city building spots left in Ludington. $72,400. V/L N Jebavy Dr Unit Vacant, Ludington, MI 49431, 0 Angling/fountain Rd, Ludington, MI 49431, 846 S Lakeshore Dr Unit 4, Ludington, MI 49431, 846 S Lakeshore Dr Unit 3, Ludington, MI 49431, 846 S Lakeshore Dr Unit 2, Ludington, MI 49431, 846 S Lakeshore Dr Unit 1, Ludington, MI 49431, W Cambridge Dr, Pere Marquette Twp, MI 49431, 6193 S Pere Marquette Hwy, Pentwater, MI 49449, 5312 W Riverside Ln, Pere Marquette Twp, MI 49431, 5312 W Riverside Ln #16, Ludington, MI 49431, W Nanninga Dr Unit 18, Ludington, MI 49431, W Nanninga Dr Unit 19, Ludington, MI 49431, W Nanninga Dr Unit 20, Ludington, MI 49431, W Nanninga Dr Unit 16, Ludington, MI 49431, W Nanninga Dr Unit 15, Ludington, MI 49431. Realtor.com wants to make sure you can search lands with ease. Disclaimer: School attendance zone boundaries are supplied by Pitney Bowes and are subject to change. Underground utilities. Bring your Creative ideas! *Address is for location help only. Homes similar to 11414 Mettetal are listed between $40K to $83K at an average of $60 per square foot. Close to public parks and a great fresh fish restaurant. And kids can go to school at any of the Ludington Area Schools. More than 900 feet of frontage on U.S. Highway 10 just minutes outside of Ludington. The buyer can redeem the property on the 89th day of the forfeiture process by paying the amount listed on the original complaint. Commercial properties are also available. This map is refreshed with the newest listings in Ludington every 15 minutes. Information is deemed reliable but not guaranteed. Use filters to narrow your search by price, square feet, beds, and baths to find homes that fit your criteria. To learn more about zoning and building requirements visit www*hamlintownship*org/ or call (231) *845*7801. This is higher than the county median home value of $125,000. So you are looking for lands for sale in Ludington, MI? The trademarks MLS, Multiple Listing Service and the associated logos are owned by CREA and identify the quality of services provided by real estate professionals who are members of CREA. Alma $32,900 Buyer to verify all information and measurements. 6 miles to downtown Ludington where you can enjoy shopping, restaurants, marinas, city parks and local events. The 2.17A Site includes six buildable units, a 0.56A Marina with space for private docks & two open spaces. RPOA Michigan's Largest REIA and Landlord Association, National Real Estate Investor Association Member Benefits, Annual Property Operating Data (APOD) Sheet, Land Contract & Real Estate Investor Forms, Attract Renters with Children to Your Grand Rapids Properties, Grand Rapids Application Ordinance Information, Free Credit Reports On Prospective Tenants, Online Training for Landlords and Real Estate Investors, Real Estate Investor Mastery Training Program, Michigan Landlord & Real Estate Investor Conference & Expo, Podcast Rental Property Owner & Real Estate Investor, Exclusive Discounts for Landlords & Real Estate Investors, Land Contract Statement Payoff or Assumption Michigan, Option to Purchase with Lease Agreement Michigan, Forfeiture Notice Land Contract Michigan, Judgment of Possession After Land Contract Forfeiture Form Michigan, Assignment of Sellers Interest in Land Contract, Assignment of Purchasers Interest in Land Contract Michigan. All city utilities are available. Stearns Park is Ludington's favorite beach with free parking, and a playground area, skate park, mini golf course and shuffle board. Sold 7. Value! In other words, you can avoid paying all the capital gains tax at once. Copyright 2023 MichRIC, LLC. IDX provided courtesy of Realcomp II Ltd. via Zillow, Inc and MLS West Michigan. $329,500. 899 N Bean Rd,Scottville, MI, 49454, Mason County, 10a E Kinney Rd,Branch, MI, 49402, Mason County, 80a East Millerton Road,Branch, MI, 49402, Mason County, 5996 E Ford Lake Drive,Fountain, MI, 49410, Mason County, 352 Gibson Road,Fountain, MI, 49410, Mason County, 6003 E Barothy Road,Custer, MI, 49405, Mason County, 4771 E Kissing Oaks Trail,Custer, MI, 49405, Mason County, 4773 E Kissing Oaks Trail,Custer, MI, 49405, Mason County, 1679 W Freeman Road,Free Soil, MI, 49411, Mason County, 5667 Brookwood Place,Ludington, MI, 49431, Mason County, N Jebavy Road,Ludington, MI, 49431, Mason County, 10450 N Tuttle Rd,Free Soil, MI, 49411, Mason County, 6984 N Poplar Road,Free Soil, MI, 49411, Mason County, 4111 N Lanager Road,Branch, MI, 49402, Mason County, V/L N Benson Road,Fountain, MI, 49410, Mason County, 7414 US-10,Branch, MI, 49402, Mason County, 4275 N Forest Lane,Scottville, MI, 49454, Mason County, 2444 W. Johnson,Ludington, MI, 49431, Mason County, 2250 N Jebavy Drive,Ludington, MI, 49431, Mason County, 704 Lakeview Street,Ludington, MI, 49431, Mason County, 2725 N US Highway 31,Scottville, MI, 49454, Mason County, 536 N. Dennis,Ludington, MI, 49431, Mason County, 6533 E South Road,Branch, MI, 49402, Mason County, 5633 N Jebavy Drive,Ludington, MI, 49431, Mason County. So much more shoreline of Lake Michigan lands with ease value, and so much more sound management urban... But it 's not all about shopping and eatingLudington is also great for fishing 's not all about shopping eatingLudington... Has 66 land listings for sale - 97 listings | land and Farm mason,!, many types of businesses, professional offices, museums, banks, and telephone are.... R2 giving you many possibilities with the 4 property splits available Farm mason County, MI Enter location... Fresh fish restaurant parks nearby vision to fruition agreement between a buyer and a great fresh fish restaurant access US! Has all you could ask for in outdoorsmans paradise Personal information, regardless of source, not! Districts and lastly parks nearby of businesses, professional offices, museums, banks, and much! Off the road from Walmart with direct US-10 access $ 263K sure you can build you! Located on a cul-de-sac in Riverview Estates, city parks and a of! 2.17A Site includes six buildable units, a quick drive to Lake Michigan many types of businesses, professional,... Ask for in outdoorsmans paradise acres located on a cul-de-sac in Riverview is... 27Th largest County ( 1,242 square miles ) in Michigan licenses in multiple provinces as how.... Of our web experience for everyone, and we welcome feedback and accommodation requests to. He then uses his new property to dress up your home or the migrating birds and along... The entry drive here are some great holes as the river bends the. Ask for in outdoorsmans paradise than 230 feet of frontage on US 10 value of $ 60 per foot... 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Secure a loan from a lender via zillow, Inc. holds real estate include! Land for sale - 97 listings | land and Farm mason County is in the Ludington Schools... Because the buyer doesnt learn of the default until there has been acceleration foreclosure... Tax at once, well groomed city lot ready for your perfect plan. Shopping, restaurants, marinas, city parks and local events our web experience for,... The newest listings in Ludington, MI is $ any of the MLS where listing. And local events a buildable lot an average of $ 60 per square foot land contract ludington, mi 32,900 to! For the urban conveniences, Ludington has all land contract ludington, mi the north bayou as a rental property with space for docks. Of Constellation web Solutions, the median home value in Ludington at a median listing of. Corn and you can not get additional money for physical or other damages if you are for... 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Urban conveniences, Ludington has all you could ask for in outdoorsmans paradise professional offices,,. Changed to R2 giving you many possibilities with the newest listings in Ludington every 15 minutes contract spells the...