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Livingston County, Michigan

Mortgage Broker in Genoa Township, MI

Every Genoa Township home carries a Howell or Brighton mailing address, and neither one tells you which school district or which government taxes it. Samantha confirms the taxing unit first, then compares offers from multiple wholesale lenders on your behalf.

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Buying a home in Genoa Township

Genoa Township, in Livingston County, is home to about 20,647 residents in the Census Bureau's 2020 to 2024 American Community Survey (20,692 in the 2020 census) across about 34 square miles of land. Its ZIP codes also reach into Brighton and Howell, so the parcel record, not the mailing address, shows which unit's tax rates apply. Downtown Ann Arbor is about 20 miles south in a straight line, and downtown Detroit is about 44 miles east in a straight line.

By the numbers

Genoa Township housing and mortgage snapshot

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

$395,000

Typical home value, from the market research on this page

+34%

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

3

Residential ZIP codes: 48843, 48116, 48114

What financing looks like in Genoa Township

Owners' own estimates in the Census survey for 2020 to 2024 put the median Genoa Township home near $395,300, with a quarter of owned homes under about $256,300 and a quarter above about $541,800. Redfin's recent figures run higher, but they cover far more than the township: its median sale for July to September 2026 came to about $418,000 in 48843, up about 8% from the same months of 2025, about $453,000 in 48116, up about 10%, and about $548,000 in 48114, up about 9%, with homes going under contract in roughly three weeks. Genoa holds only a fifth to a quarter of the homes in each of those ZIP codes. A typical Genoa house is priced below the 2026 FHA limit of $541,287 and far below the conforming limit of $832,750, so conventional, FHA and VA all fit. Jumbo financing comes into play only if the amount you borrow tops the conforming limit, which here mostly means the larger lake and golf course homes.

In Genoa the kind of home matters to the loan nearly as much as its price. About one home in ten is an attached condo or townhome, in associations such as Glen Eagles and Pine Eagles at Oak Pointe or Lakewood Knolls near Latson Road. The lender usually has to review the association behind an attached unit, so get the association's budget, reserve study and insurance certificate soon after the offer is accepted. A detached site condo is simpler, because Fannie Mae leaves out its condo project review for a detached unit. About 760 homes are manufactured homes, most in the Sylvan Glen and Brighton Village communities along Grand River Avenue, and the CFPB notes that financing costs more when the owner does not own the land under the home, because that decides whether it is titled as personal property or real estate. If your household income fits MSHDA's limits and this is your first home, its MI 10K puts $10,000 toward the down payment, paired with a MI Home Loan, and you pay it back if you sell, refinance, pay off the first mortgage or stop living there. MSHDA caps the price at $566,355, well above what a typical Genoa house is worth.

Two township details reach the closing table. Outside the MHOG, Oak Pointe, Lake Edgewood and Pine Creek water districts a home draws on its own well and septic system, and the Livingston County Health Department runs no inspection when a property sells, so any well or septic check is one you order. Genoa also bills its Waste Management trash service on the winter tax bill, $205 a home on the township's current schedule, and lake weed control, road paving and county drain assessments land on some parcels, so the escrow set aside at closing should come from that parcel's actual bills.

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One district, two bills: Brighton Area Schools homes in Genoa Township carried 19.77 homestead mills in 2025, against 36.66 for the same district inside the City of Brighton.

The market

The Genoa Township housing market

The Census Bureau's American Community Survey puts the median owner-occupied home value in Genoa Township near $395,300, across about 6,903 owner-occupied homes, with a median year built of 1994. The typical home value in Genoa Township is near $395,000. Homeowners pay a median of about $3,531 a year in property taxes, an effective rate of about 0.89% of the median value.

Howell and Brighton addresses

Three ZIP codes, none of them Genoa's alone

Every home in the township shares a Howell or Brighton ZIP code with other towns, so the post office name on a listing says little about the taxing unit or the school district. Home and land shares below come from Census ZIP boundaries and 2020 block counts. The Redfin sale medians describe each ZIP code as a whole over July to September 2026.

48843, Howell: just over half of Genoa

About 4,700 Genoa homes on about 63% of the township's land: Lake Chemung, Latson Road and Cleary Drive, Rolling Ridge, North Shore and the rural west around Crooked Lake, Coon Lake and Chilson roads. Most of it is Howell Public Schools, with Hartland, Brighton and Pinckney schools at the edges. Genoa holds about 24% of this ZIP's homes, a little more than the City of Howell's 22%. ZIP-wide, Redfin's median sale was about $418,000, up about 8% from a year before, and the typical home sold after 19 days on the market.

48116, Brighton: the south and southeast

About 2,400 Genoa homes on a little over a fifth of the land: Oak Pointe and the Crooked Lakes, the Township Hall on Dorr Road, Mystic Lake Hills, Mt. Brighton and Pine Creek. Nearly all of it is Brighton Area Schools. Genoa is only about 20% of this ZIP. The City of Brighton holds 34% and Green Oak and Hamburg townships most of the rest, so Redfin's ZIP-wide median of about $453,000, up about 10%, mostly reflects sales outside the township.

48114, Brighton: Howell schools

About 1,800 Genoa homes in the northeast, along Grand River Avenue and Hacker Road: Sylvan Glen, Brighton Village, Lake Edgewood, Conference Center Drive and Hidden Ponds. Despite the Brighton address, about 85% of these homes are in Howell Public Schools, with Hartland and Brighton schools taking the rest. Brighton Township holds about three quarters of this ZIP, so Redfin's ZIP-wide median of about $548,000, up about 9%, mostly describes Brighton Township sales.

Where to look

Genoa Township neighborhoods

Lake Chemung and Hughes Road

Lake Chemung, about 307 acres, and the streets around it between Grand River Avenue and Hughes Road, with Lake Chemung Park, a public boating access site and Faulkwood Shores Golf Club. Its block group has the oldest typical home in Genoa, from 1963, and detached houses make up about 92% of homes. Owner values near $438,000 with a wide margin. Roughly a sixth of its dry land falls inside FEMA's high-risk flood area, the largest share in Genoa. Howell Public Schools.

Latson Road, Cleary Drive and Grand River

The area around the Latson Road interchange: Cleary University's main campus on Cleary Drive, the Lakeshore Village and Westbury apartments, and condo communities such as Lakewood Knolls and Hampton Ridge. Two block groups, with typical homes from 2002 west of Latson and 2003 east of it. Renters outnumber owners about three to one on the west side, and attached condos and small buildings make up most homes on the east side. Owner values near $273,000 west and $233,000 east of Latson.

Rolling Ridge and Golf Club Road

North of Grand River Avenue and west of Latson Road up to Golf Club Road: the Rolling Ridge subdivisions (the Ravines, the Glens and the Landings), Hidden Ridge and Earl Lake Heights. A newer part of Genoa, with a typical home from 2002, about seven in ten homes detached and the rest condos and small buildings. Owner values near $346,000. Howell Public Schools and a Howell address throughout.

Hughes Road and Woodland Springs

East of Lake Chemung along Hughes Road toward Golf Club Road: Woodland Springs at Lake Chemung, Red Oaks of Chemung, Willow Creek and Covington Greens. Mostly detached houses with some condos and about 110 manufactured homes, a typical home from 1995 and owner values near $256,000 with a wide margin. This is where Hartland Consolidated Schools reaches into Genoa: about four in ten homes here are in Hartland's district and the rest in Howell's. The Willow Creek drain is on the county's 2026 assessment list.

Hacker Road and Fillmore County Park

The northeast corner along Hacker Road, with Fillmore County Park, Ackerman and Euler lakes, Hidden Ponds, Pebble Creek, Dodge Estates and Del Sher Estates. About three in four homes are detached houses, with a typical home from 1993 and owner values near $404,000. Nearly every home has a Brighton 48114 address, yet about three quarters are in Howell Public Schools and the rest in Hartland Consolidated.

Lake Edgewood, Brighton Village and Conference Center Drive

Grand River Avenue at the Brighton end of the township: the Brighton Village manufactured home community, the homes around Lake Edgewood and the businesses on Conference Center Drive, all on City of Brighton water through the township's Lake Edgewood district. About 240 manufactured homes and 160 attached homes in the main block group, a typical home from 1991 and owner values near $293,000. A small block group next door is all rental apartments. Mostly Howell Public Schools, with some Brighton Area Schools.

Sylvan Glen and Grand Beach

South of Grand River Avenue and east of Dorr Road, around Pete Lake: the Sylvan Glen manufactured home community and the Grand Beach streets. About four in five homes here are manufactured homes, which is why the Census owner median, near $62,000, sits far under the rest of Genoa. Typical home from 1992. Almost every home has a Brighton 48114 address and is in Howell Public Schools.

Oak Pointe and the Crooked Lakes

The block group with the most homes in Genoa, around Oak Pointe Country Club, East and West Crooked lakes and Round Lake, between Dorr, Brighton and Chilson roads. Detached houses plus about 230 attached homes in condo communities such as Glen Eagles, Pine Eagles and the Fairways at Oak Pointe. Typical home from 1987, owner values near $454,000. Oak Pointe has its own water and sewer district, about 6% of its dry land maps into FEMA's high-risk flood area along the lake edges, and it is Brighton Area Schools with mostly Brighton 48116 addresses.

North Shore and South Latson Road

North of the Crooked Lakes along Latson, Chilson and Coon Lake roads: North Shore Village, North Shore Commons, North Shore Woods, the Hills of North Shore, Oak Pointe Highlands and Old Homestead. Nearly all detached houses and all owner-occupied in the Census estimate, with a typical home from 1996 and owner values near $455,000. North Shore takes water and sewer from the Oak Pointe district, carries a Howell address and is mostly Howell Public Schools.

Crooked Lake, Coon Lake and Chilson roads

The rural west and southwest, from Crooked Lake and Coon Lake roads down to Pardee Lake, the Chilson Impoundment and Oak Pointe Honors. This one tract holds about one Genoa home in ten on nearly a third of the township's land. Every home is a detached house, more than nine in ten owner-occupied, with a typical home from 1985 and owner values near $434,000. Three school districts meet in its southwest corner: Howell, Brighton Area and Pinckney.

Mystic Lake Hills and Brighton Road

South of the Crooked Lakes along Brighton and Chilson roads: Mystic Lake Hills, Mystic Pines, Mystic Creek, Boulder Creek, Walnut Hills, Copperleaf and Prairie View Hills. Nearly all detached and owner-occupied in the Census estimate, with a typical home from 1981 and owner values near $500,000. Brighton Area Schools and a Brighton 48116 address, and the Mystic Lake Hills and Mystic Pines drains are on the county's 2026 assessment list.

Dorr Road, Mt. Brighton and Pine Creek

The southeast, from the Township Hall and township park on Dorr Road past Baetcke Lake to the Mt. Brighton ski hill and golf course on Bauer Road and Pine Creek near Brighton Lake. Two block groups of detached houses: owner values near $516,000 around Dorr Road, typical home from 1986, and near $633,000 around Pine Creek, from 2001, above any other block group in Genoa but with a wide margin. Pine Creek gets water and sewer from the City of Brighton. Brighton Area Schools.

Schools and commute

Schools

Counting 2020 Census blocks inside Census school district lines, about 63% of Genoa Township's homes are in Howell Public Schools, across the west, north and center of the township, and about 31% in Brighton Area Schools, in the south and southeast around Oak Pointe, the Crooked Lakes, Dorr Road, Mystic Lake Hills and Pine Creek. Hartland Consolidated Schools takes about 5%, a strip along the north line between Hughes and Hacker roads, and Pinckney Community Schools about 1%, along the south line near Chilson Road. The mailing address does not follow the district: most homes with a Brighton 48114 address are in Howell Public Schools, and some Howell 48843 addresses are in Brighton, Hartland or Pinckney schools. The district also moves the bill. In Treasury's 2025 table a Genoa homestead paid 19.77 mills with Brighton Area Schools, 23.06 with Howell, 24.40 with Pinckney and 27.42 with Hartland, and the same table lists two small Howell and Brighton transfer areas inside Genoa at 16.85 and 18.38. The school code on the parcel record settles it.

Commute

I-96 crosses the north half of Genoa Township, with the Latson Road interchange, opened in late 2013, in the township's western half, and Grand River Avenue runs beside it from Howell to Brighton. From the Township Hall on Dorr Road, outside rush hour, downtown Brighton is about 11 minutes away, downtown Howell about 12, the Latson Road ramps about 8 and the I-96 and US-23 junction about 13. The Novi civic center is about 29 minutes out, downtown Ann Arbor about 33, the Capitol in Lansing and downtown Flint about 53 each, Detroit Metro Airport about an hour and downtown Detroit a little over an hour. Inside the township, Cleary University's main campus sits on Cleary Drive by the Latson interchange under a Howell address, and Mt. Brighton's ski hill is on Bauer Road under a Brighton one. The Census average for the one-way trip to work is close to 28 minutes, almost half of commuters spend 30 minutes or more getting there, and about 19 workers in 100 work from home (Census Reporter).

On the parcel

Six Genoa Township checks before closing

A listing sheet will not show any of these, and each costs less to sort out before the inspection period ends.

  • The taxing unit. A Howell or Brighton address can belong to Genoa, to either city or to a neighboring township. Genoa's assessing office and Treasurer share the Township Hall at 2911 Dorr Road, 810-227-5225, and the parcel record shows the school code.
  • Water, sewer or a well. MHOG bills the township's water and sewer districts (800-881-4109, emergencies 855-231-6692), and Pine Creek homes deal with the City of Brighton (810-225-8001). Off the districts, pull the well and septic permits from the county health department's online records before the inspection, because the county does no check at sale.
  • Assessments on the parcel. Ask the Treasurer which special assessments the parcel carries and how many years are left: a lake weed control district such as Lake Chemung's or the Crooked Lakes', subdivision road paving, and county drain and lake level assessments, which pass to the new owner.
  • Lake lots. Enter the address in FEMA's Flood Map Service Center. Genoa's mapped high-risk zone is mostly Zone A along the lake shores, where an out-as-shown Letter of Map Amendment can lift the insurance requirement for a house that sits outside it.
  • Paperwork after closing. The township asks you to file the Property Transfer Affidavit no more than 45 days after closing, plus the principal residence exemption affidavit for a home you live in. Each February it mails the new State Equalized Value and taxable value, and the Board of Review meets in March.
  • Bill timing. Summer bills go out July 1 and pick up a 1% a month penalty from September 15. Winter bills go out December 1, trash charge included, and are payable through February 28.

The neighborhood numbers above are five-year Census survey estimates, 2020 through 2024, and a single block group's margin can run past $100,000, so recent sales on the same street weigh more for a house you are serious about.

Michigan property taxes

Genoa 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 Genoa Township, our 2026 Uncapping Study found taxable value typically rises about 34% the year after a sale. On a $400,000 home, near the typical Genoa Township value, that is roughly $1,080 more in first-year tax at the local median homestead millage. We build your payment on that post-sale number.

Looking at a Genoa 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

In Michigan, don't just look at the current tax bill. Understand what could happen after ownership changes.

Treasury, 2025

How the school district sets a Genoa Township tax bill

These are Treasury's 2025 homestead totals for each school district and taxing unit. Each mill adds $100 a year to the tax on $100,000 of taxable value. Inside the township the school district accounts for most of the difference, and the township's own levy is under one mill.

Brighton Area Schools: 19.77 mills

The south and southeast, about 31% of Genoa homes. Roughly $1,977 in yearly tax on $100,000 of taxable value.

Howell Public Schools: 23.06 mills

About 63% of homes, across the west, north and center. That adds about $329 a year over Brighton Area Schools on $100,000 of taxable value.

Pinckney and Hartland: 24.40 and 27.42

The south and north edges, about 6% of homes between them. At Hartland's total, $100,000 of taxable value pays about $765 more each year than in Brighton Area Schools.

Inside the two cities: 36.66 and 37.87

The City of Brighton with Brighton Area Schools and the City of Howell with Howell Public Schools. Inside the cities those same districts add about $1,689 and $1,481 a year on $100,000 of taxable value compared with Genoa, so confirm the parcel is on the township side of the line.

Genoa's own levy: 0.7752 mills

Set by the Township Board in June 2025, roughly $78 a year on $100,000 of taxable value. Trash pickup is a separate $205 on the winter bill, and lake weed, road and county drain assessments appear only on the parcels inside each district.

Not your main home: about 18 mills added

A rental or second home skips the principal residence exemption, so its 2025 total was 37.77 with Brighton Area Schools, 41.06 with Howell and 45.33 with Hartland. The township says you need to own and occupy the home before June 1 to get the exemption for that year.

Local resources

Check Genoa Township records yourself

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

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
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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.
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Genoa Township mortgage questions

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

What do Genoa Township homes sell for?

No sale figure covers the township alone, because no ZIP code is Genoa’s alone. Over July through September 2026, Redfin’s median sale ran about $418,000 in 48843 (Howell), $453,000 in 48116 and $548,000 in 48114 (both Brighton), but Genoa holds only about 24%, 20% and 22% of the homes in those ZIP codes. The Census owner median for the township itself was $395,300 across 2020 to 2024, and outside the manufactured home communities its block groups ranged from about $233,000 in the condo area east of Latson Road to about $633,000 around Pine Creek. We price the actual house.

Check the parcel. Every Genoa home has a Howell or Brighton mailing address, and so do homes in both cities and several other townships. The Census geocoder places 3750 Cleary Dr, Howell 48843, 7000 Grand River Ave, Brighton 48114 and 4141 Bauer Rd, Brighton 48116 in Genoa Township, while 7500 Challis Rd, Brighton 48116 is inside the City of Brighton and 1700 N Hughes Rd, Howell 48843 is in Oceola Township. By 2020 Census counts, more homes in the 48843 ZIP code are in Genoa, about 4,700, than in the City of Howell, about 4,200. The taxing unit on the parcel record is the one that counts.

That comes from where the parcel sits, not from its mailing address. By 2020 Census counts about 63% of Genoa homes are in Howell Public Schools, 31% in Brighton Area Schools, 5% in Hartland Consolidated and 1% in Pinckney Community Schools. Treasury’s 2025 homestead rates inside Genoa ran 19.77 mills with Brighton, 23.06 with Howell, 24.40 with Pinckney and 27.42 with Hartland. On $200,000 of taxable value, the gap between Brighton and Hartland is about $1,530 a year.

It depends on the district. The MHOG water system and the Genoa-Oceola sewer system serve parts of the township, Oak Pointe has its own water and sewer district that also serves North Shore, and the Lake Edgewood district brings City of Brighton water to Lake Edgewood, Brighton Village and the businesses on Conference Center Drive. Pine Creek and the Villas of Pine Creek get water and sewer straight from the City of Brighton. A home outside those districts runs on a private well and septic system. The county health department keeps well and septic permits searchable online but does no inspection when a home sells, so order your own.

Seldom, but check lake lots. When we sampled FEMA’s flood map across Genoa, about 1 point in 100 on dry land fell in the high-risk area, mostly along Lake Chemung, the Crooked Lakes, Ackerman Lake and Brighton Lake, and nearly all of it is Zone A, mapped without base flood elevations. FEMA requires flood insurance on a federally backed mortgage for a building inside that zone. The township posts a floodplain map and a parcel list, and notes that a Letter of Map Amendment from FEMA, including the quicker out-as-shown version, can lift the requirement when the house itself sits outside the mapped area.

Three kinds. Waste Management trash pickup is billed on the winter tax bill, $205 a home on the township’s current schedule. Township special assessment districts pay for lake weed control on Lake Chemung and East and West Crooked lakes, the board started one for Baetcke Lake in 2023, and road improvement districts were set up for McNamara Subdivision and Pine Creek Ridge the same year. The county drain commissioner adds drain and lake level assessments: its 2026 list names a West Crooked Lake level assessment and drains for North Shore, Mystic Pines, Mystic Lake Hills and Willow Creek, and the Drain Code bills the current owner even for work finished before the sale.

Both lakes have court-set levels that the Livingston County Drain Commissioner keeps. The Lake Chemung dam, established in 1925, holds a legal level of 957.25 feet on a lake of about 307 acres. West Crooked Lake follows a 1990 court order: it drops to a winter level of 939.75 feet between November 1 and 15 and comes back to 940.66 feet at ice-out, about 11 inches of change, so plan a dock or lift around it. Lake Chemung’s weed control assessment had run about 25 years when the township moved in 2023 to renew it for five more, and a West Crooked Lake level assessment is on the county’s 2026 list.

Often, but not the way you finance a house on its own lot. About 760 Genoa homes are manufactured homes by Census count, and the two block groups around Sylvan Glen and Brighton Village hold about 580 of them. The CFPB notes that when the owner does not own the land under the home, it is often titled as personal property, which changes the loan and usually costs more. Under State Tax Commission guidance, an occupied home in a licensed park pays a $3 monthly specific tax through the park instead of the usual property tax, and the Genoa Treasurer collects it. Ask the community what it requires of a buyer before you write an offer.

Communities near Genoa Township

Livingston County overview

Guides for Genoa 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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