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Washtenaw County, Michigan

Mortgage Broker in Pittsfield Township, MI

Your listing may say Ann Arbor, Ypsilanti or Saline, but Pittsfield Township taxes the home and one of three school districts shapes the bill. Samantha compares offers from multiple wholesale lenders and builds the loan on that parcel's own numbers.

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Buying a home in Pittsfield Township

Pittsfield Township is a charter township in Washtenaw County on the southern edge of Ann Arbor, home to about 40,700 residents in the Census Bureau's 2024 estimate. It was organized in 1834 as the Township of Pitt, named for British prime minister William Pitt, took the name Pittsfield in 1839 and became a charter township in 1972. The county's first school, the McCracken School, opened in Pittsfield Township in 1825. Downtown Detroit is about 35 miles east, and the median household income in Pittsfield Township is near $102,500.

By the numbers

Pittsfield Township housing and mortgage snapshot

Values move. Treat these as orientation and let us pull current figures for the address you are considering.

$401,000

Typical home value, from the market research on this page

+26%

Typical rise in taxable value the year after a home sells, 2026 Uncapping Study

1.51%

Property tax current owners pay, as a share of value. A buyer's bill can reset higher the year after a sale

3

Residential ZIP codes: 48108, 48197, 48176

What financing looks like in Pittsfield Township

Redfin's sold records for addresses inside the township show 399 sales from late October 2025 through September 2026, at a median of $490,000: about $600,000 for detached houses and $439,500 for condos and townhomes. That median sits under the 2026 FHA limit for Washtenaw County, $541,287, and well under the conforming limit of $832,750. Only 24 of those 399 homes sold for more than the conforming limit, and a jumbo loan applies only if the loan itself is larger than that limit. The Census figure of $401,200 measures owners' own guesses of value in surveys from 2020 through 2024, which is why it trails recent sales.

Much of what sells here is newly built. About one Redfin sale in four was a home built in 2024 or later, about one in three inside Saline Area Schools, and more than half of those new homes were condominium units, some with associations that cover lawn, snow and exterior upkeep. Fannie Mae skips the project review when a condo unit is detached, and that covers site condos, but an attached unit usually needs the project itself to pass the lender's review, so ask which loan programs a development already works with before you sign the builder's purchase agreement. Pittsfield's assessor values every property as it stood on December 31, so a house finished after that date can carry a first bill for little more than the lot. We plan the escrow on the finished house, not on that bill.

Two smaller groups need their own plan. About 690 homes here are manufactured homes, roughly two thirds of them in the Census tract bounded by US-23, Michigan Avenue and Textile Road, and a home on leased land in a community usually finances differently from a house on its own lot, which our [manufactured home loans](/product-loans/manufactured-home-loans/) page explains. First-time buyers who fit MSHDA's income limits may combine a MI Home Loan with the MI 10K, $10,000 of help repaid only when the home is sold or refinanced, the first mortgage is paid off, or you no longer live there. About five in eight township sales in Redfin's records were at or under the MI Home Loan's $566,355 price cap.

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About three quarters of the land in ZIP 48108 is Pittsfield Township rather than the City of Ann Arbor, and in 2025 an Ann Arbor Public Schools homestead paid 40.09 mills in the township against 52.67 in the city.

The market

The Pittsfield Township housing market

The typical home value in Pittsfield Township is near $401,200, the median for owner-occupied homes in the Census Bureau's American Community Survey, which counts about 10,100 owner-occupied homes here. The median year built is 1994, so much of the stock is newer construction in subdivisions, with condos and townhomes as well. Homeowners pay a median of about $6,050 a year in property taxes, an effective property tax rate of about 1.51% of the median value.

Mailing addresses

Pittsfield Township by ZIP code

No ZIP code belongs to the township alone, so its homes borrow Ann Arbor, Ypsilanti and Saline addresses. Land and home shares come from Census ZIP areas and 2020 block counts, sale figures inside the township from Redfin's sold records for late October 2025 through September 2026, and ZIP-wide medians are Redfin's three-month figures through September 2026.

48108: Ann Arbor, the largest share of land

About 47% of the township's land and 43% of its homes, from Lillie Park and Platt Road west to Stonebridge. Three quarters of the whole ZIP is township, a fifth the City of Ann Arbor and the rest Lodi Township. Inside the township, about 62% of this ZIP's land is in Ann Arbor Public Schools and 38% in Saline Area Schools. Redfin counted 235 township sales with 48108 addresses at a median of $490,000, against about $430,000 across the whole ZIP.

48197: Ypsilanti, as many homes as 48108

About 31% of the land but 43% of the homes, the east side along Carpenter, Ellsworth, Platt and Michigan Avenue. Only about a fifth of this large ZIP is township land, with Ypsilanti and Augusta townships and the City of Ypsilanti holding most of the rest. Inside the township it is about two thirds Ann Arbor Public Schools and a third Milan Area Schools. Township sales ran at a median of $475,000 across 115 sales, well above the ZIP-wide $360,000.

48176: Saline, the rural southwest

About a fifth of the land but only about 8% of the homes, below Michigan Avenue toward Bemis Road and south of Textile Road on the west side. Less than a tenth of the whole ZIP is in the township, which shares it with Saline, Lodi, York and Bridgewater townships and the City of Saline. Almost all of it is Saline Area Schools. Redfin's 29 township sales ran at a median of $500,000, close to the ZIP-wide $510,000.

48103: the Oak Valley corner

The city file's three ZIP codes leave out one more. Around Oak Valley Drive and Waters Road in the northwest, about 860 homes in the 2020 count carry Ann Arbor 48103 addresses, about 5% of the township, all in Ann Arbor Public Schools. Redfin counted 20 sales here at a median of about $589,000, and the Census geocoder places 2079 W Waters Rd, Ann Arbor 48103 inside the township.

Where to look

Pittsfield Township neighborhoods

Carpenter Road at Packard and Washtenaw

The northeast corner, where Carpenter Road crosses Packard Road and runs up to Washtenaw Avenue, with Carpenter Elementary on Central Boulevard. About two homes in five are detached houses and a little over half are in complexes of five units or more, and renters outnumber owners nearly two to one. Census owner values near $339,000, and a typical build year of 1967, older than most of the township. Almost all of the tract lies inside the township line.

Carpenter Road from Ellsworth to Packard

The strip along Carpenter Road between Ellsworth and Packard roads, east of US-23, around Center Valley Drive, with condominium communities such as Coachville, Arbor Heights and Madison Place. Six homes in ten share a structure with at least four other units, and about 100 are manufactured homes. Owner values near $330,000 carry a wide Census margin, and the typical home dates from 1986. Two thirds of the land has Ypsilanti 48197 addresses and the rest Ann Arbor 48108, all in Ann Arbor Public Schools. Paint Creek crosses it.

Ellsworth Road and Montibeller Park

Ellsworth Road east of Carpenter out to the township line, with University Palisades, Silverleaf and Crystal Creek, fire station 2 and Montibeller Park at 4305 Ellsworth Road, with its tennis and pickleball courts. The Census counts all 1,087 homes here as detached houses, 1,016 owned against 32 rented. Owner values near $363,000, typical home from 1986. The mail says Ypsilanti 48197, but the Census geocoder puts the park's address in Ann Arbor Public Schools. Redfin recorded 20 sales here in the year to September at a median of $475,000.

Cloverlane Drive north of Michigan Avenue

The pocket east of US-23 between Michigan Avenue and Ellsworth Road, reached by Cloverlane Drive, with the Arbor Ridge homes and two apartment communities. Nearly two homes in three are in larger complexes, and renters hold about seven homes in ten. Owner values near $463,000 come with a wide Census margin, typical home from 1992. Ypsilanti 48197 addresses, Ann Arbor Public Schools.

Hickory Woods Park and Crane Road

South of Michigan Avenue and north of Textile Road, from US-23 east to Munger Road, around Hickory Woods Park at 5415 Crane Road and subdivisions such as Meadowview, Ashford Village and Hickory Pointe. About 450 of its homes are manufactured homes, a third of the tract, and the Census owner median of about $308,000, with a wide margin, counts them in. Typical build year 1997. Ypsilanti 48197 addresses in Ann Arbor Public Schools. Redfin's 19 sales here ran at a median of $450,000.

Lillie Park, Platt Road and the Pittsfield Preserve

The middle of the township from Ellsworth Road south to Michigan Avenue between State Road and US-23. Lillie Park sits at 4365 Platt Road, and the 535-acre Pittsfield Preserve, bought in 2002, runs between Morgan, Marton and Platt roads. A third of homes are single-family attached units and only one in five is a detached house. Owner values sit near $271,000, typical home from 2003. The north half along Platt is Ann Arbor Public Schools, the south half splits with Saline. Mallett's Creek and Swift Run leave about 5% of it inside FEMA's mapped flood hazard area.

Oak Valley Drive and Lohr Road

North of Ellsworth Road between Lohr Road and South State Street, with condominium communities such as Valley Ranch, Fox Pointe, Heatherwood and Weatherstone, and the Byrd Center historic district at 3261 Lohr Road. Fewer than one home in 25 is a detached house. Census owner values near $249,000, typical home from 1997, and Redfin's 33 sales here were all condos, at a median of $282,000. Ann Arbor 48108 addresses and Ann Arbor Public Schools throughout.

Ann Arbor-Saline Road and Waters Road

The northwest corner west of Lohr Road, along Ann Arbor-Saline Road, Oak Valley Drive and West Waters Road, with the Pittsfield branch of the Ann Arbor District Library, Grewal Park at 2079 W Waters Road and subdivisions such as Centerra Pointe, Arbor Creek, Bella Vista and Kirtland Hills. By Census ZIP areas about half the land is Ann Arbor 48103 and half 48108. Owner values near $514,000, typical home from 1997. Redfin's 56 sales ran at a median of $532,000, about $646,000 for detached houses.

Stonebridge and Maple Road

The west side between Maple Road and Lohr Road, from Ellsworth Road south past Textile Road, built around Stonebridge Golf Club on Clubhouse Drive, with Legacy Heights and McCormick Place south of Textile. Nearly every home is a detached house and nearly every one is owner-occupied. Census owner values near $643,000, typical home from 1996. The mail mostly reads Ann Arbor 48108, yet about 60% of the land, the golf club included, is in Saline Area Schools. Redfin's 56 sales ran at a median of $694,000.

Lohr Woods, the Waterways and Textile Road

Between State Road and Lohr Road from Michigan Avenue north past Textile Road: Lohr Woods, The Waterways, Regents Park and Silo Ridge, Woolley Park at 1315 W Textile Road and the Sutherland-Wilson farm museum at 797 W Textile Road. All of it is Saline Area Schools, though most addresses read Ann Arbor 48108. Typical home from 2004, owner values near $616,000, and 37 of Redfin's 61 sales here were built in 2024 or later. The Wood Outlet Drain puts about 13% of the land in the high-risk flood zone.

Platt and Carpenter south of Michigan Avenue

The southeast: Platt Road below Michigan Avenue, past Wall Park at 7401 Platt Road, and Carpenter Road down toward Bemis Road. Milan Area Schools covers most of this land, with Ann Arbor Public Schools on the rest. Between Platt and US-23 the typical home dates from 2005, a mix of houses, attached homes and apartments with owner values near $290,000, while east of US-23 the homes are mostly detached, typical build year 1967, near $333,000. Both figures carry wide margins. Ypsilanti 48197 addresses.

Township hall, Warner Road and Bemis Road

The southwest below Michigan Avenue, from Prairie Park at the Township Administration Building on Michigan Avenue out past Warner, Fosdick and Moon roads to Bemis Road, with subdivisions such as Warner Creek, Hidden Creek, Thistle Down Farms and Bemis Ridge Estates. Every home in both block groups is a detached house, typical build year 1991, with owner values near $397,000 nearer Platt Road and $427,000 farther west. By Census ZIP areas this is Saline 48176 country, though the hall itself uses an Ann Arbor 48108 address, and the western part is all Saline Area Schools.

Schools and commute

Schools

Three districts split Pittsfield Township, and the split by land is not the split by homes. By Census school district boundaries Ann Arbor Public Schools covers about half the land and, by the 2020 Census block count, about 82% of the homes, across the north and east of the township. Saline Area Schools covers about 37% of the land in the west and south, Stonebridge, Lohr Woods and much of the land along Textile Road included, but only about 15% of the homes. Milan Area Schools takes in the southeast below Michigan Avenue around Platt and Carpenter roads, about a tenth of the land and 2% of the homes. Treasury's 2025 homestead millage inside the township came to 39.20 mills with Saline, 40.09 with Ann Arbor and 40.98 with Milan, so the district moves a bill by less than two mills. The mailing address does not tell you which one applies: the Census geocoder puts 1315 W Textile Rd, Ann Arbor 48108 in Saline Area Schools and 7401 Platt Rd, Ypsilanti 48197 in Milan Area Schools. For Ann Arbor addresses, the district's attendance area directory lists buildings by street.

Commute

US-23 runs north and south through the east side of the township, just west of Carpenter Road, and meets I-94 at an interchange inside the township near Ellsworth Road. I-94 continues west across the north end, and Michigan Avenue (US-12) cuts diagonally from Saline toward Ypsilanti past the Township Administration Building. By OSRM routing from that building at 6201 W Michigan Ave, outside rush hour, Saline City Hall is about 5 miles and 7 minutes away, Eastern Michigan University about 11 minutes, Trinity Health's Ann Arbor hospital on McAuley Drive about 12, the University of Michigan Hospital about 7 miles and 14 minutes, downtown Ann Arbor about 16, Detroit Metro Airport about 28 and downtown Detroit about 41 miles and 49 minutes. Ann Arbor SPARK's September 2026 employer list puts the University of Michigan first in Washtenaw County, with about 37,400 workers, then Trinity Health Michigan at about 5,500, and also names Toyota's research and development sites in Ann Arbor and Saline and Saline employers such as Forvia and Liebherr-Aerospace. TheRide runs routes 4, 5, 6, 25, 27, 66 and 67 through the township. State Street is the corridor to watch: MDOT counted about 32,600 vehicles a day on it in 2024, against about 17,600 in SEMCOG's 2010 count, and the township has moved to create a State Street Corridor Improvement Authority to help pay for a rebuild. The Census puts the average commute near 22 minutes, with a little over one worker in five working from home.

Michigan property taxes

Pittsfield Township property taxes after you buy

The year after a Michigan home sells, its taxable value resets to half of the assessor's market value, so the seller's tax bill is not your tax bill.

In Pittsfield Township, our 2026 Uncapping Study found taxable value typically rises about 26% the year after a sale. On a $400,000 home, near the typical Pittsfield Township value, that is roughly $1,640 more in first-year tax at the local median homestead millage. We build your payment on that post-sale number.

Looking at a Pittsfield Township address? Our Michigan property tax calculator finds that property's published 2025 millage and works out the tax to plan for after you buy.

How Michigan taxable value works

In Samantha's words

Don't build your budget around somebody else's tax bill. The seller's tax history tells us something about the property. It does not automatically tell us what your taxes are going to look like as the new owner.

2025 homestead millage

What goes into a Pittsfield Township tax bill

Homestead millage from Michigan Treasury's 2025 tables, inside the township and just past its lines. A mill is one dollar of tax per $1,000 of taxable value. Taxable value jumps, from the 2026 Uncapping Study, are for the year after a sale.

Ann Arbor Public Schools: 40.09

About 82% of township homes. Roughly $4,009 for every $100,000 of taxable value in a year, with the district's levies split between the summer and winter bills and the Ann Arbor District Library levy on the summer bill.

Saline Area Schools: 39.20

About 15% of township homes. Every Saline district item lands on the summer bill, and the Saline District Library levy rides on the winter bill.

Milan Area Schools: 40.98

About 2% of township homes, in the southeast. The widest gap between districts inside the township is under two mills, about $178 more yearly on $100,000 of taxable value.

City of Ann Arbor: 52.67

The same Ann Arbor Public Schools, about $1,257 more each year on $100,000 of taxable value than in the township, and a bigger jump at sale too: about 39% in the city against about 26% in the township.

City of Saline and Ypsilanti Township: 49.55 and 47.49

Saline's 49.55 compares with 39.20 for Saline Area Schools in the township. Ypsilanti Township, the neighbor to the east, runs 47.49 with Ypsilanti Community Schools, and its Study jump at sale was about 58%.

The township's own share

Township levies sit only on the winter bill. In May 2025 voters added 1 mill for police and fire and 0.13 mill for parks, each for ten years. A rental or second home pays 56.05 to 58.95 mills in all, depending on the district.

Local resources

Check Pittsfield Township records yourself

The official offices behind the tax and school details on this page.

On the checklist

Pittsfield Township questions to settle before closing

Answer these while the purchase agreement can still change.

  • The district on the tax bill. It sets the millage and which bill carries it. The Treasurer's guide to the tax statement explains each line, including the special assessments for drains, street lights or unpaid utilities that can be added to a bill.
  • The water and sewer account. The township's Utilities Department bills residential water and sewer every three months, and its Water and Sewer page says where the water comes from. Ask the seller for a recent bill and a final reading at closing.
  • Wood Outlet, Swift Run and Paint Creek. Most of the township's mapped flood hazard area follows these drains and creeks. FEMA's Flood Map Service Center shows the zone for any address, so check it before the offer.
  • A builder's condo or townhome. Ask early whether the project already clears the review for the loan you want, and get the association's budget and insurance certificate.
  • A well or septic system. Washtenaw County's Time of Sale program requires both to be inspected before the home is sold.
  • Plans to rent. Long-term rentals register with the Rental Housing Division, and short-term rentals start with a conditional use permit under the township's short-term rental rules.
  • Life on State Street. The township's Corridor Improvement Authority page tracks the plans for the congested stretch between Michigan Avenue and Ellsworth Road, worth a look if you will drive it every day.

Tract and block group values on this page come from the Census Bureau's five-year survey ending in 2024, and small areas carry wide error bands, so for a home you are serious about we study the sales around it.

What our clients say

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Samantha Shelton is amazing!! She helped me get into my first home in Ferndale. The closing process was easy I was able to take care of everything without taking a day off of work. Being a first time homebuyer was stressful but she provided clear communication and true experience guidance throughout the entire process
Jeffery HolleyFebruary 2026
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Want to shout out Samantha for the expert guidance, made my first-time homebuyer experience seamless! It exceeded expectations and was a stress free process throughout. Grateful for all your help and loving my new home in Bloomfield Hills!
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Individual experiences. Results vary.

Pittsfield Township mortgage questions

If yours is not here, ask it on the call. There are no dumb questions.

What are homes in Pittsfield Township selling for?

Redfin’s sold records for addresses inside the township show 399 sales from late October 2025 through September 2026, at a median of $490,000. Detached houses ran near $600,000 and condos and townhomes near $439,500, and about one sale in four was a home built in 2024 or later. By area the spread is wide: Census tract estimates put owner values near $249,000 around Oak Valley Drive and Lohr Road and near $643,000 around Stonebridge. The township median of $401,200 comes from owner surveys spread over 2020 to 2024, so it lags behind recent sales.

Often it is. About three quarters of ZIP 48108’s land is in the township, and by the 2020 Census about as many township homes sit in Ypsilanti’s 48197 as in Ann Arbor’s 48108. The Census geocoder places 4305 Ellsworth Rd, Ypsilanti 48197 and 2079 W Waters Rd, Ann Arbor 48103 in the township, but 100 Briarwood Cir, Ann Arbor 48108 and 2543 Pittsfield Blvd, Ann Arbor 48104 in the City of Ann Arbor, so even a street named Pittsfield proves nothing. The parcel record settles it, and it matters: the 2025 homestead rate inside the city ran about 12.6 mills above the township’s with the same school district.

Look at the parcel record, not the ZIP code. Ann Arbor Public Schools serves about 82% of the township’s homes, Saline Area Schools about 15% and Milan Area Schools about 2%, even though Saline and Milan together cover nearly half the land. Treasury’s 2025 tables put the homestead total at 39.20 mills with Saline, 40.09 with Ann Arbor and 40.98 with Milan, under $180 apart yearly on $100,000 of taxable value. An Ann Arbor address on West Textile Road can be in Saline Area Schools, and an Ypsilanti address on Platt Road in Milan.

No. Michigan Treasury lists the 24 cities that levy a tax tied to income, and none of them is in Washtenaw County, so neither the township nor Ann Arbor, Ypsilanti or Saline has one, and no township appears on the list. The local bills a Pittsfield owner budgets for are the summer and winter property tax bills, the township’s quarterly water and sewer bill and, for households that sign up, quarterly trash service from Priority Waste.

The township’s own Utilities Department. It buys water from the Ypsilanti Community Utilities Authority, which buys it from the Great Lakes Water Authority, and owns more than 150 miles of water main. Sewage goes to either the Ann Arbor or the Ypsilanti Community Utilities Authority treatment plant, depending on the area. Residential water and sewer is billed every three months, and a new owner opens the account with the township. If the home relies on its own well or septic system, Washtenaw County’s time-of-sale rule calls for an inspection before the sale.

Usually not, but check the address. By our sample of FEMA’s flood map, about one acre in twenty of the township falls inside the high-risk zone. Close to half of that follows the Wood Outlet Drain around State Road, Lohr Road and the airport, where about 13% of one tract’s land is mapped high-risk, and most of the rest follows Swift Run, the Mallett’s Creek branch near the airport and Paint Creek. FEMA requires flood insurance for a home in that zone with a government-backed mortgage. Washtenaw County’s flood map panels date from April 2012.

It depends on the school district. Pittsfield puts every Saline Area Schools item on the summer bill, while Ann Arbor and Milan district levies are split evenly between summer and winter. The township’s own levies, including the police and fire millage and the parks millage that voters raised in May 2025, appear only on the winter bill, as do county parks and roads. The summer bill is mailed July 1 and due by September 14, the winter bill mailed December 1 and due by February 14. If you escrow, the month you close decides how much is collected at closing.

Registration and inspection come first. Every rental dwelling other than an owner-occupied single-family home must be registered with Building Services within 30 days of becoming a rental or changing hands, with a $50 fee, and must pass an inspection every two years for a Certificate of Compliance. Short-term rentals have needed a conditional use permit and a license since the Board of Trustees adopted its rules on February 11, 2026. A rental pays more tax as well. Lacking the principal residence exemption, the 2025 total in Ann Arbor Public Schools was 56.05 mills against 40.09, about $1,600 more yearly for every $100,000 of taxable value.

Communities near Pittsfield Township

Washtenaw County overview

Guides for Pittsfield Township buyers

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Align Lending LLC, NMLS #2041154. Samantha Shelton, NMLS 1647301. Equal Housing Opportunity. Licensed in Michigan, Ohio, North Carolina, Florida, Louisiana and Texas. Figures on this page are market research for orientation, not a quote. This page is for educational purposes only. It is not a credit decision, a preapproval, a commitment to lend, or an offer of credit.

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