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Oakland County, Michigan

Mortgage Broker in Lyon Township, MI

Buying in Lyon Township with a South Lyon, New Hudson, Northville, Wixom or Milford mailing address? Samantha shops your loan with multiple wholesale lenders. Before you write an offer, know what the address hides: whether the parcel is in the township or the City of South Lyon, which of two school districts taxes it, and whether the house runs on township water and sewer or a well and septic.

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Buying a home in Lyon Township

Lyon Township, a charter township in Oakland County, is home to about 24,933 residents in the Census Bureau's 2020 to 2024 American Community Survey (23,271 in the 2020 census) across about 31 square miles of land. Its ZIP codes also reach into Milford, Northville, Northville Township and South Lyon, so the parcel record, not the mailing address, shows which unit's tax rates apply. Downtown Detroit is about 30 miles east in a straight line.

By the numbers

Lyon Township housing and mortgage snapshot

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

$473,000

Typical home value, from the market research on this page

+27%

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

4

Residential ZIP codes: 48178, 48165, 48167, 48393

What financing looks like in Lyon Township

Lyon Township owners put a median value near $473,300 on their homes in the Census Bureau's 2020 to 2024 estimates, with a quarter below about $342,300 and a quarter above about $645,800. Redfin's median sale for New Hudson's 48165, the one ZIP code that lies wholly inside the township, was about $509,300 for the three months ending September 2026, up 1.9% from a year earlier, with homes typically selling in about 40 days. Most of these purchases fit a conventional loan under the 2026 conforming limit of $832,750. FHA tops out at $541,287 in Oakland County for 2026, a ceiling on the loan rather than the price, and eligible veterans can look at VA. On the newer homes at the upper end of the range, a modest down payment is what pushes the loan amount into jumbo territory.

The township grew about 60% between the 2010 and 2020 censuses, and the typical home here was built in 2003, so many purchases are in a planned development or a site condo with recorded association documents. For an attached condo the lender usually reviews the project, while Fannie Mae waives that review for a detached site condo. The Census counts about 718 manufactured homes in the township, most of them in Kensington Place on Grand River and Country Estates on 8 Mile, and a home on a leased lot is usually financed as personal property, which CFPB research finds costs more than a mortgage. The Lake Angela Co-op off Milford Road is a cooperative, which most mortgage programs do not finance like a house.

Outside the areas on township sewer and water, plan on a private well and a septic system, which lenders and appraisers note and some loan programs test. First-time buyers under the income limits can pair a MSHDA MI Home Loan, with its $566,355 price cap, with the MI 10K loan of $10,000 toward the down payment, repaid when you sell, refinance, pay off the first mortgage or stop living in the home.

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Same South Lyon schools, a gap of 10.5 mills: in 2025 a Lyon Township homestead paid 31.65 mills, and one across the line in the City of South Lyon paid 42.15, often under the same 48178 address.

The market

The Lyon Township housing market

The Census Bureau's American Community Survey puts the median owner-occupied home value in Lyon Township near $473,300, across about 7,590 owner-occupied homes, with a median year built of 2003. The typical home value in Lyon Township is near $473,000. Homeowners pay a median of about $5,381 a year in property taxes, an effective rate of about 1.14% of the median value.

Five post offices, one township

Lyon Township by mailing address

Home counts are from the 2020 Census, placed by block. The Redfin figures cover the three months ending September 2026 and count every sale in the ZIP code, inside the township or not.

48165 New Hudson

About 3,474 homes, 42% of the township's, and the only ZIP code that lies entirely inside it. Census owner median $389,000, typical build year 1997, with the township's apartments and Kensington Place in it. Redfin median about $509,300, up 1.9%.

48178 South Lyon

About 3,955 township homes, 48% of them. The same ZIP code covers the whole City of South Lyon and parts of Green Oak and Salem townships, so its Redfin median of about $551,300 is not a Lyon Township figure.

48167 Northville

About 584 homes in the township's south and southeast. Only about 227 of them are in Northville Public Schools. The rest of the ZIP code reaches Northville, Northville Township, Novi and Salem Township.

48393 Wixom

About 85 homes but about a tenth of the land, in the northeast, where Lyon Oaks County Park's 1,041 acres carry a Wixom address of 52221 Pontiac Trail.

48381 Milford

About 87 homes along the township's northern edge near Pontiac Trail, a small slice of a ZIP code that is otherwise Milford Township.

The City of South Lyon

Not part of the township. It sits inside Lyon's borders as its own city, with its own assessor and a 2025 homestead rate of 42.15 mills, against 31.65 for most of the township.

Where to look

Lyon Township neighborhoods

New Hudson, Grand River and Pendleton Park

The township's downtown on Grand River Avenue around Milford Road and the township hall: the Orchards of Lyon, Golden Valley, Bramley Hills and Wilson Estates streets, Pendleton Park and The Crossings apartments, and James F. Atchison Park. About 979 homes, 287 of them in buildings of five or more units, and renters hold about 3 in 10. Owner estimate near $460,600, typical build year 2009.

Kensington Place and Cobblestone Village

The west end of Grand River toward Kent Lake Road and the Spring Mill Creek: the Kensington Place manufactured home community, the Kensington Park apartments, Cobblestone Village, Twin Pines, Sunset View and Asbury Hill. Of about 1,095 homes, 515 are manufactured homes, so the Census publishes no owner median here. Typical build year 1989.

Martindale Meadows to Saddle Creek

Pontiac Trail southwest of New Hudson, in two block groups. Near Martindale Road, the Martindale Meadows, Willow Place, Deer Creek Farms and Emelbe Pond streets around Martindale Meadows Park: about 238 homes, owner estimate near $368,600, typical build year 1989. Toward the South Lyon line, Saddle Creek, Newman Farms, Orchard Edge Estates and Sterling Trail: about 464 detached homes near $525,300, built around 2006.

Mill River, The Ponds and Lyon Meadows

North of 12 Mile Road on the west side of Milford Road, where the Cottages, Oakmonte, Reflections and Trailside at Mill River were approved by consent judgment beside Abbey Park senior living, plus The Ponds, Lyon Meadows and Spring Meadows. About 778 homes, 162 in larger buildings, owner estimate near $408,400, typical build year 2006. Oakland Southwest Airport sits in this block group.

Lake Angela and Crystal Creek

Between 11 and 12 Mile roads around Milford Road: the Lake Angela Co-op and condos, Lyon Commons, Helfer Sub, the Glens and Villas at Crystal Creek, Hornbrook Estates and the Heights at Elkow Farms. About 710 homes split between 48165 and 48178 addresses, owner estimate near $413,500 with a margin of about $63,000, typical build year 1999.

Carriage Club, Hidden Timbers and Pinehurst

Between 10 and 11 Mile roads from Martindale Road to Milford Road: Carriage Club, Crystal Creek South, Hidden Timbers, and Pinehurst. About 636 homes in the Census estimate, every one detached, owner estimate near $500,000, typical build year 2006.

Hasenclever Farms and Lyon Trail

The southwest corner between 8 and 9 Mile roads along Griswold Road and Pontiac Trail: Hasenclever Farms, Deer Haven, Lyon Trail and Lyon Trail East, Park Woods, Woodside Acres and the Winding Creek condos, with the Yerkes Drain running through. About 583 homes, owner estimate near $395,000 with a margin of about $91,000, typical build year 1994.

Stoneleigh, Lyon Preserve and Country Estates

From 8 to 10 Mile roads between Griswold and Milford roads: Stoneleigh, Lyon Preserve, Woodlands of Lyon, Greystone Village and the Estates at Hutsfield, around Cattails Golf Club and the Yerkes Drain. The Country Estates manufactured home community on 8 Mile accounts for about 149 of the 709 homes. Owner estimate near $572,600 but with a margin of about $134,000, typical build year 2000, and addresses split between 48167 and 48178.

Tanglewood and Hidden Meadow

The Tanglewood planned developments south of 10 Mile Road around Currie and Chubb roads, each named for a golf course (Grenelefe, Sawgrass, St. Andrews, Shinnecock Hills, Spy Glass Hill, Pointe O'Woods), plus Hidden Meadow Estates. About 749 homes, all owner occupied in the Census estimate, owner estimate near $524,800 but with a margin of about $158,000, typical build year 1991.

Devonshire, Windridge and Kirkway Estates

The southeast corner along Napier Road from 8 Mile to 10 Mile, with Lyon Ridge, the Enclaves of Lyon, Copperwood and Hidden Forest. About 584 homes, owner estimate near $656,500, typical build year 2014. Devonshire, Windridge and Kirkway Estates sit in the township's small Northville Public Schools area with Northville addresses, the rest of this corner in South Lyon Community Schools.

Woodwind and Walnut Creek

North of 10 Mile Road between Milford and Napier roads: Woodwind Glen, Woodwind North and Woodwind Village, Legacy of Lyon, Oak Grove, Oak Ridge and Walnut Creek Estates around the Walnut Creek Country Club and White Horse Lake. About 576 homes, owner estimate near $592,500, typical build year 2015.

Haas Road, Leonard Farms and Lyon Oaks

The township's northeast, its largest stretch of land: the Haas Road Estates, Harcoon Sub, Leonard Farms and Rathmor Park streets, Coyote Golf Club and Norton Creek, and north of that Pine Ridge Club, Cambridge Farms and Bowers Hills near Lyon Oaks County Park. Owner estimate near $807,100 for the Haas Road side, typical build year 2014, and near $435,300 for the Lyon Oaks side, built around 1991. Addresses here mix 48165, 48178, Wixom's 48393 and Milford's 48381.

Before you write an offer

Seven Lyon Township checks before you sign

Each one is a short call or a public page now, and a much longer problem after closing.

  • Township or city. The parcel record names the unit, and a South Lyon address can be either. The township keeps a ZIP code and boundary map.
  • Water, sewer or well. Township customers are billed quarterly through the township utility office. A house on the sewer follows the softener salt rule, which allows potassium chloride in place of sodium chloride.
  • The well and septic file.Oakland County Health keeps septic permits and inspection records, and its well and water services page covers testing a private well.
  • The association. Many subdivisions are planned developments or were approved by consent judgment. The township's neighborhood list names each one and its type. Ask for the recorded documents and the dues.
  • The flood map. Look up the address on FEMA's Flood Map Service Center. In a high-risk zone the lender requires flood insurance.
  • The road. Some township roads are still gravel, every public road is maintained by the Road Commission for Oakland County, and its work is posted on the township road projects page.
  • Who assesses it.Oakland County Equalization is the township's assessor. File the Property Transfer Affidavit and the Principal Residence Exemption after you close.

Schools and commute

Schools

South Lyon Community Schools serves nearly all of Lyon Township, about 97 of every 100 homes in the 2020 Census and about 96% of the land. The district covers about 83 square miles in Oakland, Washtenaw and Livingston counties, the City of South Lyon included. The exception is a small area in the southeast corner along Napier Road, around Devonshire, Windridge and Kirkway Estates, that lies in Northville Public Schools: about 227 homes in 2020, which the township says are assigned to Thornton Creek Elementary, Hillside Middle and Northville High. Michigan Treasury's 2025 table gives a homestead 31.65 mills in the township's South Lyon area and 32.01 in its Northville area, a gap of under half a mill. A Northville mailing address does not settle the district: of the 584 Lyon Township homes with 48167 addresses in 2020, about 357 were in South Lyon Community Schools.

Commute

I-96 crosses the north end of the township beside Grand River Avenue, and the Milford Road interchange is about 4 minutes from the township hall at 58000 Grand River in New Hudson. Outside rush hour, by OSRM routing from the hall, downtown South Lyon is about 10 minutes, the US-23 interchange at Brighton about 12, downtown Brighton and GM's Milford Proving Ground about 13 each, and Novi's civic center about 14. Ann Arbor is about 31 minutes, Detroit Metro Airport and the Oakland County campus in Pontiac about 43 each, downtown Detroit about 47 and Lansing about 62. GM puts the proving ground's staff at more than 4,200 people. About 1 worker in 5 here works from home in the Census estimates, and half of those who commute spend 30 minutes or more getting there. Every public road in the township is maintained by the Road Commission for Oakland County, and a few gravel sections remain.

Michigan property taxes

Lyon 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 Lyon Township, our 2026 Uncapping Study found taxable value typically rises about 27% the year after a sale. On a $475,000 home, near the typical Lyon Township value, the first-year tax goes up roughly $1,610 at the South Lyon schools rate most homes here pay. We build your payment on that post-sale number.

Looking at a Lyon 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.

Two districts, one assessor

What sets a Lyon Township tax bill

Michigan Treasury's 2025 total millage. Each mill is $1 of tax per $1,000 of taxable value.

South Lyon schools: 31.65 mills

The homestead rate for nearly every township home. Without the Principal Residence Exemption, as on a rental or second home, the same parcel paid 49.65.

Northville schools: 32.01 mills

The small southeast corner along Napier Road. Non-homestead 50.01.

Next door: 42.15 mills

The City of South Lyon's homestead rate, about 10.5 mills higher, on a home that can share a 48178 address with a township house down the road.

Oakland County assesses it

The township's assessor is Oakland County Equalization, not a township office, at 248-858-0740. It sets the value that resets after a sale.

Paid at the township hall

Taxes are paid to the township treasurer at 58000 Grand River until March 1, when unpaid bills go to Oakland County as delinquent. The treasurer's office is at 248-437-2240.

File after you close

File the Principal Residence Exemption so the bill stays at the homestead rate, about 18 mills below the non-homestead rate.

Local resources

Check Lyon Township 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
Read all reviews on Google

Individual experiences. Results vary.

Lyon Township mortgage questions

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

Does a South Lyon, Northville or Wixom address mean the home is in that city?

Often not. Lyon Township is served by five post offices, New Hudson, South Lyon, Northville, Wixom and Milford, and the township itself warns that mailing addresses do not follow its boundary. In the 2020 Census about 3,955 township homes had 48178 South Lyon addresses, 3,474 had 48165 New Hudson, 584 had 48167 Northville, 87 had 48381 Milford and 85 had 48393 Wixom. The Census geocoder places 56000 10 Mile Road, South Lyon, and 52000 12 Mile Road, Wixom, in Lyon Township. I confirm the taxing unit on the parcel record before I build a payment.

For a homestead in 2025, about 10.5 mills more: 42.15 mills in the city against 31.65 in Lyon Township’s South Lyon Community Schools area, by Michigan Treasury’s table. On a home the assessor values near $473,000, about $236,500 of taxable value after a sale, that gap is roughly $2,480 a year. The city sits as an island inside the township, so check the parcel, not the ZIP code.

No. New Hudson is the township’s own downtown along Grand River Avenue, and the township hall is there. It carries no separate city or village tax. The Lyon Downtown Development Authority, set up in 1998, works on New Hudson and the Grand River corridor. Every home with a 48165 address in the 2020 Census was in Lyon Township.

South Lyon Community Schools for about 97 of every 100 homes, at 31.65 homestead mills in 2025. A small southeast corner along Napier Road is in Northville Public Schools at 32.01. A 48167 Northville address does not decide it: most township homes with that ZIP code were in the South Lyon district in 2020. The tax bill names the district.

It depends on the street. The township says a home not on its municipal water has a private well and one not on its sewer has a septic system. Township customers are billed quarterly, with a flat sewer charge per residential equivalent unit and water by the cubic foot. One rule surprises new owners: because the township’s treatment plant has strict state limits on sodium and chloride, a home on the sanitary sewer may not use sodium chloride softener salt or drain softener backwash into the sewer. Potassium chloride is allowed.

Look the address up on FEMA’s Flood Map Service Center before you make an offer, the same check for a new site condo as for an older house on a well. If the map puts the house in a high-risk zone, the lender will require flood insurance on the mortgage, so ask an insurance agent for a quote while you still have time to weigh it.

Redfin’s median sale in 48165, the New Hudson ZIP code that lies wholly in the township, was about $509,300 for the three months ending September 2026, up 1.9% from a year earlier, at about 99.1% of the list price. Redfin’s 48178 figure, about $551,300, mixes in the City of South Lyon and Green Oak Township, which together hold more of that ZIP code’s homes than Lyon does. The Census owner median for the township is about $473,300.

Usually not with a standard mortgage. In a land-lease community the home is most often titled and financed as personal property, a different loan with different costs, unless the home and the land are titled together as real estate. A co-op sells shares, not a deed, which most mortgage programs do not lend on the way they lend on a house. Ask the seller for the title, the lot lease or the co-op documents first, and I can tell you which route the file needs.

Communities near Lyon Township

Oakland County overview

Guides for Lyon Township buyers

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Loan options

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Tell Samantha what you are trying to do in Lyon Township and she will tell you what actually matters for your situation, including whether the timing is right.

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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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