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Genesee County, Michigan

Mortgage Broker in Grand Blanc Township, MI

Grand Blanc Township surrounds the City of Grand Blanc and shares its 48439 ZIP code, and some township homes carry Flint or Holly addresses instead, so Samantha starts from the parcel record and then compares offers from multiple wholesale lenders for you.

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Buying a home in Grand Blanc Township

Grand Blanc Township, a charter township in Genesee County, is home to about 39,943 residents in the Census Bureau's 2020 to 2024 American Community Survey (39,846 in the 2020 census) across about 33 square miles of land. Grand Blanc Township is a separate unit of government from the City of Grand Blanc: the two share ZIP codes, but each has its own assessor and tax rates, so a Grand Blanc mailing address alone does not say which one taxes the home. Downtown Flint is about 7 miles north in a straight line, and downtown Detroit is about 50 miles southeast in a straight line.

By the numbers

Grand Blanc Township housing and mortgage snapshot

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

$252,000

Typical home value, from the market research on this page

+33%

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

3

Residential ZIP codes: 48439, 48442, 48507

What financing looks like in Grand Blanc Township

Owners in the Census survey for 2020 to 2024 put the median Grand Blanc Township home near $251,800, with a quarter of owned homes under about $184,600 and a quarter above about $348,800. Redfin's median sale for the three months ending September 2026 in the 48439 ZIP code was about $299,000, up about 1% on a year earlier, with homes typically selling in about 26 days. The township holds about two in three of that ZIP code's homes, so the 48439 figure is the closest market read, while the Flint 48507 figure, about $115,000, mostly reflects sales inside the City of Flint. A typical township house prices below the 2026 FHA limit of $541,287 and far below the conforming limit of $832,750, so conventional, FHA and VA all fit, and a jumbo loan only enters the picture when the amount borrowed passes the conforming limit.

The type of home matters as much as the price. About 7% of homes are attached condos or townhomes, about a third of the homes around Warwick Hills among them, and a lender usually reviews the association behind an attached unit, so ask early for its budget, reserves and insurance certificate. Fannie Mae skips that project review for a detached site condo. About 1,100 homes are manufactured homes, mostly in communities off Cook Road near Dort Highway, north of Hill Road near I-475 and between Center and Genesee roads, and whether the owner also owns the land decides how one can be financed. First-time buyers within MSHDA's income limits can pair a MI Home Loan with the MI 10K, $10,000 toward the down payment, repaid when the home is sold, refinanced or paid off or stops being the owner's residence. Its $566,355 price cap sits well above a typical township sale.

Water is the local detail most buyers do not expect. The township says its public water system serves more than 18,000 residents, a little under half the township's people, and that many areas have no water main and run on private wells permitted by the Genesee County Health Department. A house already on a well does not have to connect, but once a house connects to township water it cannot go back to a well, and a new house built where a main is available must connect. A lender typically asks for a water test on a well, so order the well and septic checks during the inspection period. Look the address up on FEMA's flood map as well, because a house in a high-risk zone with a federally backed loan needs flood insurance.

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Same 48439 ZIP code, same Grand Blanc Community Schools, different bill: Treasury's 2025 homestead total was 39.66 mills in Grand Blanc Township and 44.28 mills inside the City of Grand Blanc, about $462 a year apart on each $100,000 of taxable value.

The market

The Grand Blanc Township housing market

The Census Bureau's American Community Survey puts the median owner-occupied home value in Grand Blanc Township near $251,800, across about 11,640 owner-occupied homes, with a median year built of 1983. The typical home value in Grand Blanc Township is near $252,000. Homeowners pay a median of about $3,760 a year in property taxes, an effective rate of about 1.49% of the median value.

Mailing addresses

Grand Blanc, Flint or Holly on the envelope

A Grand Blanc Township home can carry any of three post office names, and all three ZIP codes also cover other towns. Home counts come from 2020 Census blocks inside Census ZIP code boundaries. Redfin's sale medians cover each whole ZIP code for the three months ending September 2026.

48439, Grand Blanc: about 87% of homes

About 14,700 township homes on most of its land, from Hill Road south to McCandlish Road. The township holds about two in three of this ZIP code's homes, the City of Grand Blanc about one in six, and Mundy, Burton and Atlas townships the rest. Redfin's ZIP-wide median was about $299,000, up about 1%, with a typical 26 days on the market.

48507, Flint: about 10%

About 1,700 township homes along the north edge, from Fenton Road past the Township Hall to Dort Highway, mostly near East Maple Avenue. They are only about an eighth of this ZIP code, and half its homes are in the City of Flint, which is why the ZIP-wide Redfin median of about $115,000 says little about township houses here.

48442, Holly: about 3%

About 600 township homes near I-75 and Baldwin Road, including Gateway of Grand Blanc and the Preserves. Holly Township in Oakland County holds about half of this ZIP code, and Redfin's ZIP-wide median ran about $330,000. These homes are still in Genesee County and Grand Blanc Community Schools.

Where to look

Grand Blanc Township neighborhoods

Warwick Hills and McCandlish Road

The block group around Warwick Hills Golf and Country Club, which hosts a PGA Tour Champions event each August, between South Saginaw Road and McCandlish Road: Warwick Groves, South Warwick, Fairways on Warwick, Warwick Point and Highgrove. Detached houses make up about two thirds of homes and attached condos the rest, more than nine in ten owner-occupied. Owner values near $369,600 with a wide margin, typical home from 1977. Grand Blanc Community Schools throughout.

Woodfield and the Captain's Club

East Baldwin Road east of South Saginaw, around the Captain's Club at Woodfield golf course: Woodfield, Braemoor and Champion's Club. About half the homes are detached houses, roughly three in ten are in condo or apartment buildings of five or more units, and seven in ten are owner-occupied. Owner values near $386,600, typical home from 2001. About three in ten homes here are in Goodrich Area Schools and the rest in Grand Blanc's district.

Grand Reserve and Vassar Road

The southeast corner between East Baldwin, Vassar and McCandlish roads, with Grand Reserve along Del Webb Boulevard and Woodfield Farms. The newest block group in the township, with a typical home from 2009, about eight in ten homes detached and nearly all owner-occupied. Owner values near $388,900. About two thirds of these homes are in Goodrich Area Schools, the largest Goodrich share anywhere in the township.

Gemstone Valley and Lake Hellene

Perry Road and East Hill Road toward Vassar Road, with Gemstone Valley's gem-named streets, Water's Edge and Saw Bridge Estates around Lake Hellene, Chatham Square and Orchard Haven. Every home in the block group is a detached house and nearly all are owner-occupied, with a typical home from 1974. Owner values near $391,900, but the margin is over $100,000. Thread Creek crosses it.

Glen Arbor and MacDonald Lake

South of Perry Road toward McCandlish and Vassar roads: Glen Arbor, Glen Meadows, Pine Hollow, Deer Run Farms, Devonshire Hills Estates and the Meadows at MacDonald Lake. A newer part of the township, with a typical home from 2003, about eight in ten homes detached and the rest attached, and every home owner-occupied in the survey. Owner values near $343,100. A small slice on the east side is in Goodrich Area Schools.

Kings Pointe and Steeplechase

Belsay Road between East Hill and Perry roads: the Hills of Kings Pointe, Steeplechase, the Landings of Fountain Pointe, Golden Gate Estates and the Pines. More than half of homes are in buildings of five or more units, and renters outnumber owners about five to four. Owner values near $239,800 with a wide margin, typical home from 1974. Next door along South Center Road, Heather Hill, Cambridge Park and the Landings on East Hill date from about 2002 at owner values near $285,200.

Williamsburg Farms, Genesee Oaks and Sun Valley

Census tract 112.13, between East Hill Road and East Maple Avenue from Genesee Road east past Belsay Road, with Williamsburg Farms, Genesee Oaks, Maple Knoll, Grand Blanc Woods, Sun Valley and Myers Elementary. Its owner median, about $226,100, has the tightest margin of any tract in the township, and its typical home dates from 1977. About three in four homes are detached houses and about 190 are manufactured homes.

Sandalwood, Wishing Well and McGrath

North of the City of Grand Blanc between Hill Road and East Maple Avenue. Near the UAW Freeway (I-475), Sandalwood, Concord Green, Tudor Estates and Hillcrest Country Estates mix detached houses with about 425 manufactured homes, owner values near $195,100 and a typical home from 1976, and about a quarter of addresses read Flint 48507. Between South Saginaw and Dort Highway, Wishing Well Estates, Wildwood and Hillcrest Gardens around Anderson and McGrath elementary schools are about 95% detached, all owner-occupied, from about 1962, at owner values near $171,800.

Township Hall, Loch Lomond and the Flint side

The north edge along East Maple Avenue and Hill Road from Fenton Road to Dort Highway: the Township Hall on South Saginaw Road, Loch Lomond golf course, Heritage Estates and Maplebrook. Nearly every address carries a Flint 48507 mailing address. East of Saginaw the homes are mostly detached, from about 1966, at owner values near $154,800, the lowest in the township. Near Fenton Road about two thirds of homes are in buildings of five or more units, from about 1970, at owner values near $181,800.

Ottawa Hills, Reid Road and Creasey Bicentennial Park

Census tract 112.11, from Fenton Road east to Dort Highway between Hill Road and East Grand Blanc Road, with Creasey Bicentennial Park, West Middle School and Reid Elementary. Ottawa Hills and Woodland Meadows are nearly all detached, from about 1969, at owner values near $265,700. Fox Hill Glens, Grand Wailea and Knollwood Village along Reid Road are about two thirds buildings of five or more units, from about 1980. Grovelawn and National Estates off Dort Highway carry the oldest typical home in the township, 1956, at owner values near $187,900.

Henry Ford Genesys, Holly Road and Cook Road

Census tract 111.02, the west side from Fenton Road to Holly Road and south to Baldwin Road, about a quarter of the township's land. Henry Ford Genesys Hospital and its walking trails sit off Holly Road near Emerald Waters and Whispering Pines. Hidden Oaks, Village Woods and Meadowbrook Estates date from about 2001 at owner values near $321,200, and about a fifth of their homes are in Lake Fenton Community Schools. The apartments at Heatherwood, Thornridge and the Grand on East Grand Blanc Road are almost all rentals, from about 2003. Woods of Forest Glen and Grand View Lake show owner values near $262,200 with a wide margin.

Dort Highway, Cook Road and the Holly corner

Census tract 111.04, between Holly Road and I-75 in the south: Tanglewood, Sherwood Hills and Walnut Creek near Cook Elementary, from about 1981 at owner values near $261,700, and Warwick Woods and Holly Hills of Grand Blanc near Baldwin Road at owner values near $309,300, a margin of over $100,000. A manufactured home community off Cook Road near Dort Highway holds about 480 homes. South of Baldwin by I-75, Gateway of Grand Blanc and the Preserves carry Holly 48442 addresses.

Schools and commute

Schools

Counting 2020 Census blocks inside Census school district lines, about 95% of Grand Blanc Township's homes, on about 89% of its land, are in Grand Blanc Community Schools. Goodrich Area Schools takes about 760 homes, under 5%, along the southeast edge near Vassar Road, including about two thirds of Grand Reserve and part of Woodfield. Lake Fenton Community Schools takes about 150 homes on the southwest edge between Fenton and Holly roads, around Hidden Oaks and Village Woods. The district moves the bill: Michigan Treasury's 2025 homestead totals in the township were 39.66 mills with Grand Blanc, 40.15 with Goodrich and 35.35 with Lake Fenton. Grand Blanc Community Schools also reaches into the City of Grand Blanc, Mundy, Atlas and Burton, and Holly Township in Oakland County, where its homestead totals run from 32.37 to 45.78 mills, so the district on a listing does not tell you which government taxes the house. The parcel record does.

Commute

I-75 crosses Grand Blanc Township from its west side near Grand Blanc Road to the Holly line in the southeast, and I-475, the UAW Freeway, branches off it in the township and runs north into downtown Flint. South Saginaw Road, Dort Highway (M-54), Holly Road and Fenton Road also run north to Flint. From the Township Hall on South Saginaw Road, outside rush hour, downtown Flint is about 10 minutes and 6 miles away, Bishop International Airport about 11 minutes, and Henry Ford Genesys Hospital, which the township names as a major employer, about 9 minutes. Downtown Fenton is about 22 minutes, Auburn Hills about 43, Troy about 53, downtown Ann Arbor about an hour, the Capitol in Lansing a little over an hour and downtown Detroit about an hour and a quarter. The Census puts the average one-way commute near 26 minutes, with about a third of commuters on the road 30 minutes or more and about one worker in seven working from home (Census Reporter). The tax bill carries a levy for Flint's Mass Transportation Authority, the county's bus system.

Before closing

Six checks on a Grand Blanc Township house

None of these shows on a listing sheet, and each is easier to settle before the inspection period ends.

  • Who taxes it. Grand Blanc, Flint and Holly addresses all reach into the township and beyond it. Grand Blanc Township's assessing office at the Township Hall, 5371 S Saginaw Rd, answers at 810-424-2696, and its assessing page explains the notice it mails each February.
  • Water and sewer, or a well. Ask whether the house is on township water. If it is, the Department of Public Works handles the account at 810-424-2600, extension 2903, and its 2026 rate sheet lists the charges. If it is not, order a well water test and a septic inspection, and pull the county health department's permits for both.
  • The street. The county road commission owns the roads, and repaving a subdivision street runs through a special assessment district. Ask whether one is still being paid on the parcel.
  • Flood maps. Enter the address in FEMA's Flood Map Service Center. If the house is in a high-risk zone, the lender requires flood insurance, so get a quote before the offer is final.
  • Mosquito spraying. The township levies a small millage for mosquito control, and owners who want the adult spray kept off the front of their property can file a shutoff form from its mosquito control page.
  • Paperwork after closing. File the principal residence exemption affidavit for a home you live in. A value you disagree with goes to the March Board of Review, which met March 9 to 11 in 2026.

The neighborhood numbers above are five-year Census survey estimates for 2020 through 2024. Some block group margins run past $100,000, so recent sales on the same street count for more when you price one house.

Michigan property taxes

Grand Blanc 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 Grand Blanc Township, our 2026 Uncapping Study found taxable value typically rises about 33% the year after a sale. On a $250,000 home, near the typical Grand Blanc Township value, the first-year tax goes up roughly $1,240 at the Grand Blanc schools rate most homes here pay. We build your payment on that post-sale number.

Looking at a Grand Blanc 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

County alone does not tell you much. We would never say you are in a particular county so here are your taxes. It does not work like that. We need the actual property.

Treasury, 2025

What sets a Grand Blanc Township tax bill

Michigan Treasury's 2025 homestead totals, in mills. Each mill is $1 a year for every $1,000 of taxable value. The first three cards are inside the township, the next two show the same school district where another government taxes the home, and the last is for a home that is not your residence.

Grand Blanc schools: 39.66

About 95% of township homes. Roughly $3,966 a year for each $100,000 of taxable value.

Goodrich schools: 40.15

About 760 homes on the southeast edge. About $49 more a year than the Grand Blanc district on each $100,000 of taxable value.

Lake Fenton schools: 35.35

About 150 homes on the southwest edge. About $431 less a year per $100,000 of taxable value, the lowest total in the township.

City of Grand Blanc: 44.28

Same district and same 48439 ZIP code, about $462 more a year per $100,000 than the township.

Mundy and Atlas: 36.83 and 36.20

Grand Blanc Community Schools homes in the townships to the west and east, about $283 and $346 less a year per $100,000 than inside Grand Blanc Township.

A rental or second home: 57.66

Without the principal residence exemption the township's Grand Blanc schools total rises by 18 mills, about $1,800 a year per $100,000 of taxable value.

Local resources

Check Grand Blanc Township records yourself

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

What our clients say

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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.
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.

Grand Blanc Township mortgage questions

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

What are Grand Blanc Township homes selling for?

No sale figure covers the township alone. Redfin’s median for the three months ending September 2026 was about $299,000 in the 48439 ZIP code, up about 1% on a year earlier, with homes selling in about 26 days, and the township holds about two in three of that ZIP code’s homes. The Holly 48442 median, about $330,000, and the Flint 48507 median, about $115,000, mostly describe sales outside the township. The Census owner median for the township itself was $251,800 over 2020 to 2024, and its block groups ran from about $155,000 near Loch Lomond to about $392,000 around Gemstone Valley.

Check the parcel, because both use Grand Blanc 48439. The Census geocoder places 11920 S Saginaw St, Grand Blanc 48439, the school district’s offices, inside the City of Grand Blanc, and 9000 Hidden Oaks Dr, Grand Blanc 48439 in the township. By 2020 Census counts about 14,700 township homes and about 3,800 city homes share 48439. The city carried 44.28 homestead mills in 2025 against the township’s 39.66 in the same school district, and each keeps its own assessor.

Yes. About 1,700 township homes have Flint 48507 addresses, along the north edge near East Maple Avenue and Fenton Road, and about 600 have Holly 48442 addresses near I-75 and Baldwin Road. The geocoder places 1330 E Maple Ave, Flint 48507 and 5220 E Baldwin Rd, Holly 48442 inside the township, and even the Township Hall’s own address is 5371 S Saginaw Rd, Grand Blanc 48507. These homes are in Grand Blanc Community Schools and pay township taxes. Flint’s 1% income tax applies to people who live in the city, so it does not follow a Flint mailing address into the township.

The parcel decides. About 95% of township homes are in Grand Blanc Community Schools, about 760 on the southeast edge near Vassar Road are in Goodrich Area Schools and about 150 on the southwest edge are in Lake Fenton Community Schools. Treasury’s 2025 homestead totals were 39.66 mills with Grand Blanc, 40.15 with Goodrich and 35.35 with Lake Fenton, so a Lake Fenton parcel runs about $431 a year less on each $100,000 of taxable value than a Grand Blanc one.

It depends on the street. The township says its water system serves more than 18,000 residents, with water from the Genesee County plant fed by the Karegnondi intake on Lake Huron since November 2017, and that many areas have no main and use private wells permitted by the Genesee County Health Department. A house on a well does not have to connect, but a connected house cannot go back to a well, and a new house where a main is available must connect. On township water, 2026 rates are $8.02 per 100 cubic feet of water and $2.20 for county sewer, plus monthly ready-to-serve charges.

Look the address up in FEMA’s Flood Map Service Center before you make an offer. If the map puts the house in a high-risk zone, FEMA requires flood insurance on a federally backed loan, so ask an insurance agent for a quote while the inspection period is still open and count it in the monthly budget alongside the township tax bill.

The township’s Department of Public Works plows public subdivision streets once about 4 inches of snow has fallen, and it says one pass over the whole township takes about 12 hours. The Genesee County Road Commission owns the roads, so repaving a subdivision street usually means neighbors forming a special assessment district, with the township acting as the financing arm and the cost billed to the parcels that benefit. Ask the seller and the township whether the street carries an assessment that is still being paid.

The tax. The principal residence exemption covers only the home you live in. In Grand Blanc Community Schools the township’s 2025 non-homestead total was 57.66 mills against 39.66 for a homestead, about $1,800 more a year on each $100,000 of taxable value. In Lake Fenton schools the non-homestead total was 51.96 mills. File the exemption affidavit with the township for the home you live in, or you pay the higher rate.

Communities near Grand Blanc Township

Genesee County overview

Guides for Grand Blanc 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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