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Oakland County, Michigan

Mortgage Broker in Beverly Hills, MI

Whether the house is east of Southfield Road, on the Rouge or out past Lahser, one Michigan broker prices your loan with multiple wholesale lenders and works out the payment from that parcel's village bill and two township bills, not the seller's history.

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Buying a home in Beverly Hills

Beverly Hills isn't a city at all, it's the most populous village in Michigan, home to roughly 10,500 residents tucked inside Southfield Township in southeastern Oakland County (Wikipedia). Incorporated in 1958 as "Westwood" and renamed a year later for its glamorous California namesake, the village sits about 20 miles northwest of downtown Detroit, bordered by Birmingham along Fourteen Mile Road, Southfield to the south, and Royal Oak to the east. What sets 48025 apart is its leafy mid-century streets. The village has easy I-696 and Woodward access to Detroit and Royal Oak. For a mortgage broker, that means checking the parcel, the tax bill and the loan amount early.

By the numbers

Beverly Hills housing and mortgage snapshot

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

$565,000

Typical home value, from the market research on this page

+33%

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

1.16%

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

1

Residential ZIP code: 48025

What financing looks like in Beverly Hills

Across July, August and September 2026, the median Beverly Hills sale on Redfin's count was about $597,000, about 4% over the same three months of 2025, and a typical listing found its buyer in about 12 days. That one number hides a village that prices like three. Census estimates for 2020 to 2024 put owner values near $406,000 east of Southfield Road, near $555,000 between Southfield and Evergreen roads and near $625,000 west of Evergreen, where the lots are largest.

The loan limits fall along the same lines. FHA's 2026 limit for Oakland County, $541,287, sits above the typical east-side value and below the village's median sale. The price cap on MSHDA's MI Home Loan, $566,355, lands in the same place. So FHA, and for eligible first-time buyers MSHDA's MI 10K, mostly fit the grid of streets between Southfield and Greenfield roads. MI 10K brings $10,000 toward a down payment, and MSHDA expects it back when the house changes hands, the mortgage is refinanced or paid off, or the owner moves out. The 2026 conforming limit, $832,750, caps the loan, not the price, so jumbo financing enters the picture only if the amount borrowed passes it. In Beverly Hills that mostly means the larger houses on the deep lots between Lahser and Evergreen.

Two local details reach the loan file. Beverly Hills mails its own village tax bill every July 1, the same month as Southfield Township's summer bill, so in 2025 about seven eighths of a homestead's property tax came due in the summer, and the escrow cushion collected at closing swings with how close to July you close. And about 4% of the village's land sits inside the high-risk flood area FEMA maps along the Rouge River, where FEMA requires flood insurance on homes financed by government-backed lenders, so price that policy before an offer on Riverside Drive, Hillview Lane or the streets around the Douglas Evans Nature Preserve.

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Three tax bills a year: Beverly Hills sends its own village bill every July 1, in addition to Southfield Township's summer and winter bills.

The market

The Beverly Hills housing market

Homes in 48025 carry a premium that reflects their lot sizes. As of early 2026 the median home price sits near $564,900, with the trailing 12-month median sale around $550,000, up roughly 6% year over year (Zillow, Redfin). Inventory moves fast. Demand is driven by the supply of renovatable mid-century ranches and colonials and a steady stream of teardown-and-rebuild activity that has pushed select pockets well past $1 million. Expect a wide spread, closings cluster from the mid-$400s to the high-$700s, with new construction reaching $1,500,000+.

Sub-markets

Beverly Hills from east to west

One ZIP code, three housing patterns, divided by Southfield and Evergreen roads. Owner values are Census tract estimates for 2020 to 2024, lot sizes come from the village's 2016 master plan, and the ZIP-wide sale figure is Redfin's for July through September 2026.

East of Southfield Road: near $406,000

A street grid running out to Greenfield Road, lots of about 6,000 to 12,000 square feet and houses mostly from the 1950s, about two thirds of them. Nearly all are detached and owner-occupied. Beverly and Greenfield elementaries split the area, and the City of Royal Oak begins across Greenfield Road.

Southfield Road to Evergreen: near $555,000

Curving streets around Beverly Park and Riverside Drive, lots usually 12,000 to 20,000 square feet, some with 100 feet or more of frontage, and a median build year of 1960. Every building of three or more homes the Census counted in the village is here, along 13 Mile. Beverly Elementary serves nearly all of it.

West of Evergreen: near $625,000

More than half of the village's land, from the strip south of 13 Mile up to 14 Mile and out past Lahser Road, with the Rouge River and the Douglas Evans preserve running through it. Lots run from 16,000 square feet to several acres, the median home is from 1965, and a quarter of owners valued their homes above about $723,000. Bingham Farms and Beverly elementaries serve it.

48025 beyond the village

The village fills about half of the ZIP code. Franklin takes about a third and Bingham Farms about a seventh, both also in Southfield Township and Birmingham Public Schools, so Redfin's median for the whole ZIP, about $644,000 and about 10% above a year earlier, sits above the village's own. Census owner values were near $775,000 in Franklin and $580,000 in Bingham Farms.

Where to look

Beverly Hills neighborhoods

Nottingham, Metamora and Lahser Road

West of Lahser Road from 13 Mile up to 14 Mile, the subdivisions the village platted in the 1960s, with Nottingham's streets named from the Robin Hood story (Robinhood Drive, Friar Tuck Lane, King Richard Court) and Metamora Drive to the south. The Village Pines condominiums on Lahser came in the 1980s, which is why about one home in six here dates from that decade. Census owner values sit near $655,000, the median home is from 1967, and the village plans these lots at 16,000 to 25,000 square feet. Elementary students are assigned to Bingham Farms Elementary, just over the line in the next village.

The Rouge between Lahser and Evergreen

From 13 Mile to 14 Mile between Lahser and Evergreen roads, the Rouge River cuts diagonally through the village's estate lots, planned at 25,000 square feet to several acres. Ronsdale Drive, Kennoway Circle and Bellvine Trail wind through it, and Groves High School, Berkshire Middle School and the 18-acre Douglas Evans Nature Preserve sit here. Homeowners put values near $636,000, and half the homes were built by 1964. About 6% of the land falls in FEMA's high-risk flood zone. Roughly seven tenths of the area is assigned to Beverly Elementary, the western part to Bingham Farms Elementary.

South of 13 Mile: Georgetown, Sturbridge and Wendbrook

The only part of the village below 13 Mile, west of Evergreen Road, with Detroit Country Day School on 13 Mile and Hillview Lane, the Georgetown and Sturbridge subdivisions of the 1960s and the Wendbrook land the village has been planning as a park. All 436 homes the Census counted here are detached houses, and none of the occupied ones is rented. Built mostly in the 1960s, they carry owner values near $576,000. The Rouge bends through toward Riverbank and Highbank drives, leaving about 7% of this ground inside FEMA's high-risk zone. Bingham Farms Elementary serves it.

Riverside Drive and the mill pond

East of Evergreen Road up to 14 Mile, where Riverside Drive follows the river past Riverside Park, a half-acre park with a picnic table, a grill and access to the mill pond, and where the 15-acre Hidden Rivers Nature Preserve sits on 14 Mile. Waltham Drive and Old Pond Court are here too. FEMA's high-risk flood zone covers about 16% of the land here. Owner-occupied detached houses, about half from the 1950s, with values near $624,000 by owners' own estimates. Beverly Elementary serves it.

Beaconsfield Drive and Birwood Avenue

Between Riverside Drive and Southfield Road just below 14 Mile, around Beaconsfield Drive, Saxon Drive and Birwood Avenue, with the City of Birmingham across 14 Mile. By Census count the median home here dates from 1951, and nearly half went up before 1950. The owner value estimate, near $495,000, carries a wide margin, about $167,000 either way, so recent sales tell you more. Beverly Elementary serves it.

Beverly Park, Village Hall and 13 Mile

Between Evergreen and Southfield roads from 13 Mile up to Beverly Road. Village Hall and Southfield Township Hall stand side by side on 13 Mile at Chelton Drive, the 34-acre Beverly Park on Beverly Road has a sled hill, an ice rink, ball fields, tennis courts and disc golf, and Beverly Elementary is a few blocks east. By Census count every village home in a building of three units or more is here, Huntley Square off 13 Mile among them, so about one home in four is rented and the owner value estimate, near $521,000, carries a wide margin. Median home from 1965. The west side of Southfield Road from Beverly to 13 Mile is the village's planned Village Center.

Southfield Road to Pierce Street

The first stretch east of Southfield Road, from Beverly Road up to 14 Mile, on Dunblaine, Kinross, Buckingham and Locherbie avenues. This is where the village's street grid begins: the plan sets lots at about 6,000 to 12,000 square feet and 55 to 80 feet wide, smaller than the lots west of Southfield Road. Detached, nearly all owner-occupied houses, a median build year of 1955 and owner values near $444,000. Beverly Elementary serves it.

Pierce Street to Greenfield Road

From Pierce Street east to Greenfield Road below 14 Mile, around Madison Street, Edgewood Road and Our Lady Queen of Martyrs, with the regional water authority's elevated reservoir at 14 Mile and Edgewood. About two thirds of the homes went up in the 1950s, owner values sit near $409,000 and Greenfield Elementary is the assigned school. Across Greenfield Road is the City of Royal Oak, with its own school district and a different tax bill.

Greenfield Elementary and the 13 Mile side

From 13 Mile up to Beverly Road east of the Acacia Park Cemetery grounds, on Fairfax, Amherst and Lauderdale avenues and Glencoe Drive, with Greenfield Elementary on Fairfax and the shopping corner at Greenfield and 13 Mile. Owners valued their homes near $383,000, and close to two thirds of the houses were built in the 1950s, a median of 1955. The cemetery itself is Southfield Township land outside the village line.

Schools and commute

Schools

Birmingham Public Schools is the only public district here. By the Census Bureau's district lines the whole village lies inside it, Michigan Treasury lists no other district for Beverly Hills, and the district's administration center is in the village at 31301 Evergreen Road. The district's attendance map splits the village three ways for elementary school. Beverly Elementary on Beverly Road takes about half of the land, the middle of the village. Bingham Farms Elementary, in the next village west, takes about a third: everything west of Lahser, the strip south of 13 Mile and the western part between Lahser and Evergreen. Greenfield Elementary on Fairfax Avenue takes about a seventh, the east side toward Greenfield Road. All three feed Berkshire Middle School on 14 Mile and Groves High School on 13 Mile, both inside the village. The district says its boundary map is drawn as accurately as possible and asks you to confirm a specific address at 248-203-3000. Because one district covers every parcel, the school levies match across the village, and the 2025 homestead total was 39.24 mills everywhere in Beverly Hills. Detroit Country Day School's upper and middle school campuses are also in the village, on 13 Mile and Hillview Lane.

Commute

Southfield Road is the village's spine: about 2.5 miles north it reaches downtown Birmingham, and about 4 miles south it turns into the Southfield Freeway and joins the Lodge (M-10), the route OSRM picks to downtown Detroit, about 18 miles and 29 minutes from Village Hall outside rush hour. The Mixing Bowl, where M-10 meets I-696 and Telegraph Road (US-24) near Lahser and 11 Mile, is about 8 minutes away, and 13 Mile runs about 2 miles east to Woodward Avenue (M-1), passing Corewell Health William Beaumont University Hospital in Royal Oak, about 4 minutes from Village Hall. Southfield City Hall is about 7 minutes south on Evergreen Road, Troy City Hall about 14 minutes by 14 Mile and Crooks, and Stellantis in Auburn Hills about 23 minutes up Woodward and I-75, with Detroit Metro Airport about 41 minutes by the Southfield Freeway and I-94. Oakland County's list of its largest employers, built from Crain's data, puts Corewell Health first and also lists Lear and Plante Moran with Southfield headquarters. Census estimates put the average trip to work at about 23 minutes, and roughly three in ten workers do their jobs from home (Census Reporter).

Michigan property taxes

Beverly Hills 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 Southfield Township, which assesses Beverly Hills, our 2026 Uncapping Study found taxable value typically rises about 33% the year after a sale. On a $550,000 home, near the typical Beverly Hills value, that is roughly $2,700 more in first-year tax at the village's homestead millage. We build your payment on that post-sale number.

Looking at a Beverly Hills 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

Same Birmingham schools, different tax bills

Homestead totals from Michigan Treasury for 2025. Each mill is a dollar of tax on every $1,000 of taxable value. Every place here is in Birmingham Public Schools except Royal Oak, so most of the gap comes from the city, village or township that does the taxing.

Beverly Hills: 39.24 mills

13.61 from the village's July 1 bill and 25.64 from Southfield Township's summer and winter bills, about $3,924 per $100,000 of taxable value in a year. The township lists the village's 2026 levy at 13.43 mills.

Across 14 Mile: 38.14 and 37.19

Parts of the village's north edge face the City of Birmingham and parts face Bloomfield Township. Their 2025 totals ran about $110 and $206 below Beverly Hills for each $100,000 of taxable value.

Franklin and Bingham Farms: 35.14 and 35.64

The other two villages in Southfield Township, sharing ZIP 48025 and the same township bills. Their village levies are smaller, so the totals came in about $361 to $411 under Beverly Hills per $100,000.

City of Southfield: 51.85

South across 13 Mile east of Evergreen Road, where the homes just over the line are still in Birmingham Public Schools. About $1,261 more than Beverly Hills for each $100,000 of taxable value.

Royal Oak: 37.96

East across Greenfield Road, with Royal Oak's own school district. About $128 under Beverly Hills per $100,000, a reminder that the street, not the ZIP code, sets the bill.

A rental or second home: 52.62

The non-homestead total in Beverly Hills, about $1,338 more per $100,000 than a homestead pays. The gap is smaller than the full 18 mills the exemption can reach, because Birmingham Public Schools also levies operating mills on homesteads.

Village specifics

What to check on a Beverly Hills house before you offer

These are the Beverly Hills questions worth answering while the price is still open.

  • Which village the parcel is in. A 48025 address can be Beverly Hills, Franklin, Bingham Farms or township land outside all three. Southfield Township has retained Oakland County Equalization as its assessor, so the county's parcel record shows the taxing unit and the current taxable value.
  • All three tax bills. Ask the seller for the village bill and both township bills, and compare them with the village's millage table and the township's current rates.
  • The river and the basement. If the lot is near the Rouge, check the address against FEMA's Flood Map Service Center. Then read the village's basement flooding page, which covers sewer backups, backflow preventers and the 45-day written notice a damage claim needs.
  • The water service line. The village's water service line page links a map showing whether each section of a home's line is verified, inferred or still unknown and possibly lead. The seller books the final meter reading with the Water Department.
  • Public or private street. The village has more than a dozen private streets that it does not maintain, and many are narrower than its standard for a public street. The road jurisdiction map shows which kind a house is on. On a private one, find out who clears snow and fixes the pavement, and whether a written road agreement is recorded, because the appraisal and title work will ask about access.
  • Plans to renovate or rebuild. The Building Department requires a permit and complete plans before structural work, and the zoning ordinance is being rewritten, so confirm the rules for your project before you price it.
  • Where the paperwork goes. After closing, the transfer affidavit and the homestead affidavit (the principal residence exemption) are filed with Southfield Township, not the village. Both forms are on the township's forms page, and without the exemption the home is billed at the 52.62-mill non-homestead total.

Neighborhood values above are pooled Census survey answers from 2020 to 2024, some with wide error bands, so we lean on recent comparable sales when you are pricing an offer.

Local resources

Check Beverly Hills records yourself

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

What our clients say

5.0 on Google across 128 reviews

★★★★★
As a first-time homebuyer in Ferndale, I was unsure of some things. Samantha was awesome. She was extremely helpful and made sure I understood every part of the process.
Peter RosaAugust 2026
★★★★★
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!
MichaelJuly 2026
★★★★★
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
★★★★★
Can’t say enough great things about Samantha and her team at Align Lending! Highly recommend
Justin BartonJune 2024
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Individual experiences. Results vary.

Beverly Hills mortgage questions

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

What does a Beverly Hills house cost in 2026?

On Redfin’s count, the middle Beverly Hills sale from July through September 2026 was about $597,000, up roughly 4% from those months in 2025, and listings typically found a buyer in under two weeks. Redfin’s figure for the whole 48025 ZIP code, which also takes in Franklin and Bingham Farms, was about $644,000. The typical value near $565,000 shown on this page comes from earlier 2026 research, while the Census figure of $511,000 is a different measure, owners’ own estimates of value pooled over 2020 to 2024. By that measure the east side, near $406,000, and the land west of Evergreen Road, near $625,000, are a long way apart.

Usually, but the ZIP code does not prove it. By Census boundaries Beverly Hills is about half of 48025’s land, Franklin about a third and Bingham Farms about a seventh, and a small piece belongs to no village at all, such as the Acacia Park Cemetery grounds on Southfield Road, which Census boundaries leave in Southfield Township outside the village. All of it is Southfield Township, but each village adds its own levy: in 2025 the homestead total was 39.24 mills in Beverly Hills, 35.64 in Bingham Farms and 35.14 in Franklin for homes in Birmingham Public Schools. The parcel record settles it, and we pull it before any payment estimate.

It depends on which part of the village. Birmingham Public Schools’ attendance map assigns about half of the village’s land to Beverly Elementary, about a third, the west side, to Bingham Farms Elementary in the next village, and about a seventh, the east side near Greenfield Road, to Greenfield Elementary. All three feed Berkshire Middle School and Groves High School. The district asks buyers to confirm any address with its office at 248-203-3000, and so do we.

Because the village and the township bill separately. The village mails its own bill on July 1, payable without penalty into mid-September, for its operating, police and fire, library, park and trash levies, 13.61 mills in 2025. Southfield Township mails the summer bill in July and the winter bill in December, carrying the state, county, school and community college levies. Together that made 39.24 homestead mills in 2025, roughly $3,924 for every $100,000 of taxable value, and about seven eighths of it came due in summer. With an escrow account, the cushion collected at closing grows the closer your closing date sits to July.

Sampling FEMA’s flood map across the village, we found about 4% of the village’s acreage in the high-risk zone, every acre of it along the Rouge River, and about two thirds of that share is the floodway right along the channel. The river enters near 14 Mile east of Evergreen Road, follows Riverside Drive, crosses 13 Mile west of Evergreen and leaves the village past Hillview Lane and Highbank Drive. FEMA makes flood coverage mandatory there for any mortgage from a government-backed lender. Basement water is a separate question: the village lists groundwater seepage, surface runoff and sewer backups as the usual causes.

The public systems serve the whole village, and its 2016 master plan says no homes remain on septic systems. The Great Lakes Water Authority supplies the water, delivered through the Southeastern Oakland County Water Authority, and the village bills homes quarterly by billing section, addressed to Resident, so service usually carries over without a new account. The seller should ask the Water Department for a final reading two or three business days before closing. Part of the village’s older sewer system is combined, one pipe for sewage and storm water, so ask about backflow protection on a house with a finished basement.

A landlord license first. The village requires one from the Building Department before anyone moves into a rental unit, single-family houses included, with a separate license for each property, good for two years. The application fee is $200, initial inspection included, plus $75 for each additional unit. Expect a bigger tax bill as well, since the principal residence exemption applies only to the house you occupy: in 2025 a non-homestead Beverly Hills property paid 52.62 mills against 39.24, about $1,338 more per $100,000 of taxable value each year.

Often, with permits. The village’s master plan notes that many owners choose major renovation or demolition to get the house they want, and it supports that reinvestment as long as new homes fit their streets. The Building Department requires a permit before any new construction or structural change, with complete plans, and site plan review comes first. The village is also partway through a two-year rewrite of its master plan and zoning ordinance, so check which rules apply before you price a project. Tell us the plan early, because a renovation or a rebuild changes how the loan is set up.

Communities near Beverly Hills

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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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