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Livingston County, Michigan

Mortgage Broker in Marion Township, MI

Nearly every Marion Township home has a Howell 48843 address, and so do homes in the City of Howell and in several other townships. Samantha confirms the taxing unit and whether the house runs on MHOG water or its own well before she compares offers from multiple wholesale lenders for you.

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Buying a home in Marion Township

Marion Township, in Livingston County, is home to about 11,669 residents in the Census Bureau's 2020 to 2024 American Community Survey (11,245 in the 2020 census) across about 35 square miles of land. Its 48843 ZIP code is shared with the City of Howell and Genoa, Oceola, Hartland and Howell townships, so the parcel record, not the mailing address, shows which unit's tax rates apply. Downtown Ann Arbor is about 22 miles southeast in a straight line, and downtown Detroit is about 50 miles east in a straight line.

By the numbers

Marion Township housing and mortgage snapshot

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

$381,000

Typical home value, from the market research on this page

+32%

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

1

Residential ZIP code: 48843

What financing looks like in Marion Township

In the Census survey for 2020 to 2024, owners put the median Marion Township home near $381,100, with a quarter of owned homes below about $301,200 and a quarter above about $474,900. Redfin reports ZIP code figures only, and 48843 is shared: from July through September 2026 its median sale came to roughly $418,000, about 8% above the same months of 2025, with the typical home under contract in 19 days. Marion holds only about 21% of the homes in that ZIP code, alongside Genoa, the City of Howell and Oceola. At the township's median, a home sits under both the 2026 FHA limit of $541,287 and the conforming limit of $832,750, so conventional, FHA and VA all work, and a jumbo loan matters only when the amount borrowed passes the conforming limit.

The kind of property shapes the file here. Marion posts recorded development documents, mostly master deeds and bylaws, for 36 developments on its website, from Black Eagle Valley and Blossom Farms to Copperfield Villas and Crystal Wood, so read the bylaws and any association dues before you write the offer. An attached unit means the lender reviews the condominium project, while Fannie Mae waives that review for a detached site condo. A first-time buyer whose income fits MSHDA's limits can pair its MI 10K help of $10,000 with a MI Home Loan, repaid when the home is sold, refinanced or paid off or stops being the main home, on a price up to $566,355.

Utilities and roads reach the closing table too. The township's 2022 master plan says most homes use a private well and septic system, with MHOG water and township sewer only across the northern tier, and the Livingston County Health Department leaves any well or septic check at a sale to the buyer. If a home on a well later connects, the township's current schedule charges $7,718 for water frontage and one residential equivalent unit, before the $968 meter package, and $9,000 plus a $250 tap fee for sewer. Marion collects no trash charge on its tax bill, each household hires its own hauler, and only the parcels inside a given drain or lake level district pay that charge, so build escrow from that parcel's actual bills.

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Same school district, very different bill: Treasury's 2025 homestead total for a Marion Township home in Howell Public Schools was 22.66 mills, against 37.87 for a home in that district inside the City of Howell, about $1,521 a year apart on $100,000 of taxable value.

The market

The Marion Township housing market

The Census Bureau's American Community Survey puts the median owner-occupied home value in Marion Township near $381,100, across about 3,787 owner-occupied homes, with a median year built of 1997. The typical home value in Marion Township is near $381,000. Homeowners pay a median of about $3,063 a year in property taxes, an effective rate of about 0.80% of the median value.

One Howell ZIP code

Who else has a Howell 48843 address

Marion's own homes are almost all in 48843, but that ZIP code reaches well past the township, so a Howell address is a weak clue to where a parcel pays taxes. Home counts below come from 2020 Census blocks placed inside Census ZIP and township lines.

Marion Township: about 4,140 homes

About 21% of the ZIP code's homes, and all but about 50 of Marion's own. Roughly 40 homes in the northwest corner carry a Fowlerville 48836 address and about 9 at the south edge a Pinckney 48169 one, all still Marion parcels.

Genoa Township and the City of Howell

Genoa holds about 4,700 homes in 48843 and the City of Howell about 4,220, together close to half the ZIP code. A city parcel pays the city's millage, which in Treasury's 2025 table ran about 15 mills above Marion's on the Howell schools side.

Oceola, Hartland and Howell townships

Oceola has about 3,160 homes in the ZIP code, Hartland Township about 1,700 and Howell Township about 1,000, with a few hundred more in Iosco, Hamburg, Putnam and Unadilla. A ZIP-wide median sale mixes all of them, which is why we price the specific parcel.

Where to look

Marion Township neighborhoods

Hometown Village, Marion Meadows and Peavy Road

The planned streets east of Peavy Road and west of D-19, including Hometown Village of Marion, The Meadows, Marion Meadows, Cobblestone Estates and Peavy Road Estates, about 610 homes in the 2020 count. The township's master plan names Hometown Village among its densest developments, inside the northern water and sewer area. Its block group has a typical home from 2007, about 146 attached homes and owner values near $363,000. Howell Public Schools.

Crystal Wood, Pinebrook Meadow and Mason Road

The north edge against the City of Howell line, with Crystal Wood, Crystal Wood II, Pinebrook Meadow and the streets off Foxfire Drive, about 360 homes in the 2020 count. Crystal Wood's master deed dates to 2000 and Crystal Wood II's to 2014. It shares a block group with Hometown Village, so the same figures apply: typical home from 2007 and owner values near $363,000, with almost every home owner-occupied.

Marion Oaks, Woodberry Park and Copperfield Villas

Along D-19 south of Francis Road: the Dells, Links and Highlands of Marion Oaks, Woodberry Park, Copperfield Villas, Fox Ridge and Morning Mist, about 410 homes in the 2020 count. Parker Middle School sits on Wright Road here. The block group has a typical home from 2002, about 84 attached homes and owner values near $387,000, though its margin runs past $80,000.

Black Eagle Valley, Blossom Farms and Sexton Road

West of D-19 toward County Farm Road and the Township Hall, with Black Eagle Valley (master deed 1998), Blossom Farms (2001), Osprey Drive and Sunset Meadow, about 270 homes in the 2020 count. Same block group as Marion Oaks, so the same typical year of 2002 and the same wide margin on its owner median near $387,000.

High Hillcrest, Norton Road and Fox Meadows

The north central block group between Mason, Burkhart and County Farm roads, with High Hillcrest Drive, Rolling Oaks, Timbermill Lane and Fox Meadows, about 510 homes in the 2020 count. The oldest typical home in Marion, from 1980, all detached apart from a few small buildings. Owner values near $370,000. MHOG water mains loop along Norton, Cedar Lake, Sanitorium and County Farm roads.

Truhn Road, Cedar Valley and the northwest fields

About a quarter of Marion's land with about 530 homes in the 2020 count: Truhn, Dutcher and Amos roads, Cedar Valley Drive, Loves Creek and Pheasant Run. The MHOG wells and water plant are on Norton Road near Amos, and the plan maps the township's largest blocks of farmland here. Typical home from 1989, nearly all detached, owner values near $391,000. About 40 homes in the far corner carry a Fowlerville 48836 address.

Cedar Lake, Pingree Road and Schafer Road

The southwest, around Cedar Lake, at about 117 acres the township's largest lake and the start of the Red Cedar River, plus Mud Lake, Pingree and Vines roads and Cedar Point. About 440 homes, a median build year of 1991 and owner values near $349,000, though the margin is wide. About 45 homes along West Schafer Road near the Putnam line are in Pinckney Community Schools, and the county's 2026 roll carries a Cedar Lake level assessment.

Triangle Lake, Pleasant Lake and Sundance Meadows

South of Coon Lake Road around the Township Hall: Triangle Lake (about 51 acres), Pleasant Lake (about 78), Grass Lake, Sundance Meadows, Sunset Pines and Oak Bark, with Township Park No. 1 and the Howell Nature Center on Triangle Lake Road. About 680 homes, a median build year of 1998 and owner values near $424,000. The county drain commissioner bills a Sundance Meadows drain in 2026.

Coon Lake, Cranbrook and South D-19

The southeast corner east of D-19: Coon Lake (about 106 acres and the source of the South Branch of the Shiawassee River), Cranberry Lake, Cranbrook Estates, Lakeshire and Southwoods, about 350 homes in the 2020 count. Census estimates count every home here as detached and lived in by its owner, the median one dating to 1991, with owner values near $429,000 but a margin past $90,000.

Schools and commute

Schools

By 2020 Census block counts within the district boundaries, about 99 Marion Township homes in 100 belong to Howell Public Schools, which runs Parker Middle School on Wright Road inside the township. The rest, about 45 homes on roughly 3% of the land, sit along West Schafer Road in the southwest corner near the Putnam line and belong to Pinckney Community Schools, which the township's own FAQ points out. Here the district barely moves the bill: homestead totals in Treasury's 2025 table ran 22.66 mills on the Howell side and 23.19 on the Pinckney side, a gap of about $53 a year per $100,000 of taxable value. The parcel record's school code decides it.

Commute

D-19, Pinckney Road on the map, is Marion's main north and south road, and Coon Lake Road crosses east and west. I-96 clips the northeast corner, with the Exit 137 ramps at Pinckney Road. From the Township Hall on West Coon Lake Road, outside rush hour, downtown Howell is about 11 minutes away, the I-96 ramps about 10, the Village of Pinckney about 13, downtown Brighton and Fowlerville about 21 each and the US-23 interchange with I-96 about 26. The Novi civic center is about 37 minutes out, downtown Ann Arbor about 41, the Capitol in Lansing about 50, Detroit Metro Airport about 68 and downtown Detroit about 72. The township plan describes Marion as a base for jobs in Detroit, Ann Arbor, Flint, Jackson and Lansing, and 44 of the 79 miles of county and state roads it counts are unpaved. The Census survey for 2020 to 2024 averages the one-way trip at about 29 minutes, with close to half of commuters on the road 30 minutes or more and about 15 workers in 100 working from home (Census Reporter).

Before closing

A Marion Township closing checklist

A listing sheet rarely covers these, and all of them cost less to settle before the inspection deadline passes.

  • The taxing unit. A Howell address can sit in Marion, the City of Howell or another township. The assessor and Treasurer work from the Township Hall at 2877 W Coon Lake Road, 517-546-1588, Monday through Thursday, and the school code is printed on the parcel record.
  • Water and sewer, or a well and septic. In the northern tier ask whether the home is on MHOG water (billing 800-881-4109, emergencies 855-231-6692) and township sewer (emergencies 517-546-7510 on weekdays). Elsewhere look up the permits in the county health department's online records and book your own water test and septic evaluation, since the county will not.
  • Association papers. For a condo, site condo or platted lake community, get the master deed or bylaws, the dues and any special assessment. Marion posts recorded master deeds for its developments under Development Documents on its township website.
  • Drain and lake assessments. Ask the Treasurer what the parcel carries and how many payments remain, from a Cedar Lake level charge to a subdivision drain on the drain commissioner's 2026 roll.
  • Flood maps on lake and creek lots. Search the parcel on FEMA's Flood Map Service Center, and if the house falls in a special flood hazard area, plan on flood coverage the lender will require.
  • Filing after closing. Send Marion the transfer affidavit and the principal residence exemption affidavit, and line up trash pickup with a private hauler, since Marion has no township service.

The neighborhood values above come from Census estimates covering 2020 to 2024, and the error band on one block group's median can pass $90,000, so recent sales on the same road carry more weight for a house you are serious about.

Michigan property taxes

Marion 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 Marion Township, our 2026 Uncapping Study found taxable value typically rises about 32% the year after a sale. On a $375,000 home, near the typical Marion Township value, the first-year tax goes up roughly $1,020 at the Howell schools rate most homes here pay. We build your payment on that post-sale number.

Looking at a Marion 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

Marion Township millage next to its neighbors

Treasury's 2025 homestead totals for Howell Public Schools homes in each unit, plus Marion's Pinckney side. Each mill is $100 a year on $100,000 of taxable value. After a sale the taxable value resets to the state equalized value, which is half the assessor's market estimate.

Marion, Howell schools: 22.66 mills

About 99% of Marion homes. Roughly $2,266 a year on $100,000 of taxable value. Samantha's planning number at the township median of $381,100 is about $4,317 a year, half the price times this rate, set high on purpose against payment shock.

Marion, Pinckney schools: 23.19 mills

About 45 homes along West Schafer Road. About $53 more a year than the Howell side on $100,000 of taxable value.

Genoa 23.06, Oceola 23.49, Howell Twp 23.66

The same school district in the neighboring townships, within about one mill of Marion. On $100,000 of taxable value Howell Township's total adds about $100 a year.

City of Howell: 37.87 mills

The same Howell Public Schools inside the city, where the city levy is added. About $1,521 a year more than Marion on $100,000 of taxable value, so confirm which side of the line a Howell address sits on.

Not your main home: 40.66 mills

A second home or rental does not get the principal residence exemption, so it pays the non-homestead total, 18 mills over the homestead rate on the Howell side and 41.19 on the Pinckney side.

Marion's own levy: about 0.74 mills

The township line on the 2024 winter bill was 0.7382 mills, roughly $74 a year on $100,000 of taxable value. Most of the bill goes to the state education tax, the county and the school levies.

Local resources

Check Marion 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
Jeffery HolleyFebruary 2026
★★★★★
Can’t say enough great things about Samantha and her team at Align Lending! Highly recommend
Justin BartonJune 2024
★★★★★
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
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Individual experiences. Results vary.

Marion Township mortgage questions

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

My listing says Howell. How do I know the house is in Marion Township?

Look it up on the parcel record, not the envelope. The 48843 ZIP code covers about 19,300 homes, and by 2020 Census counts Genoa holds about 24% of them, the City of Howell 22%, Marion 21% and Oceola 16%, with Hartland and Howell townships making up most of the rest. The Census geocoder puts 1300 Peavy Rd and 2700 Pinckney Rd in Marion, 900 S Michigan Ave inside the City of Howell and 1400 Mason Rd in Howell Township, all with Howell addresses. Marion’s assessor at the Township Hall, 517-546-1588, confirms the unit.

No sale figure covers Marion alone. Redfin’s ZIP-wide median for 48843 from July through September 2026 came to roughly $418,000, but Marion is only about a fifth of that ZIP. The Census owner median for the township was $381,100 across 2020 to 2024, and its block groups ranged from about $349,000 around Cedar Lake to about $429,000 around Coon Lake, several with wide margins. Recent sales on the same road say more about a specific house, and we price the one you choose.

Almost always Howell Public Schools, which covers about 99% of the township’s homes by 2020 Census counts. About 45 homes along West Schafer Road in the southwest corner are in Pinckney Community Schools instead. In Treasury’s 2025 table the homestead total was 22.66 mills on the Howell side and 23.19 on the Pinckney side. A house you plan to rent out or keep as a second home pays the non-homestead total, 40.66 mills on the Howell side.

Most Marion homes use a private well and septic system, the township’s master plan says. MHOG, the water authority Marion shares with Howell, Oceola and Genoa townships, runs mains through the northern tier, and the township runs its own sanitary sewer there. When you buy a connected home, call MHOG at 800-881-4109 to move the water bill into your name. Off the lines, the county health department posts its well and septic permit records online, yet it does not inspect anything when a house changes hands, so book your own tests before the inspection deadline.

The four largest are Cedar Lake at about 117 acres, Coon Lake at about 106, Pleasant Lake at about 78 and Triangle Lake at about 51. The township plan notes that most lake lots were platted decades ago at under 50 feet wide and that many cottages became year-round homes, so check the survey, the setbacks and the septic. Around Coon Lake, lots in the Coon Lake Hills plats belong to the Coon Lake Hills Association, which can levy dues and assessments and runs a private boat launch. Then run the address through FEMA’s flood map, because a house in a special flood hazard area needs flood coverage before a federally backed loan closes.

County drain and lake level assessments, on the parcels inside each district. The drain commissioner’s 2026 list includes a Cedar Lake lake level assessment, the Sundance Meadows, Turtle Creek and Plummer drains, the Red Cedar River drain shared with eight other local units, plus the Marion No. 3 drain bonds and a Marion and Genoa drain note, each spread over several years of bills. Trash is not on the bill: Marion has no township hauler, so each household signs up with a private company.

Ask for the road agreement before you commit. Marion’s zoning amendment adopted February 12, 2026 defines a private road as one built and kept up by its owners, and requires a recorded maintenance agreement that splits upkeep costs among current and future users. Many county roads are gravel too: 44 of the 79 miles of county and state roads in the township were unpaved when the 2022 master plan was written. Read the agreement for who plows, who grades and how repairs are paid.

Summer taxes are due July 1 and can be paid without penalty through September 14. Winter taxes are due December 1 and can be paid through February 14 without interest. The Treasurer prepares bills in June and November, so after a sale near those months a bill can go to the seller, and the township asks new owners to call. Get the transfer affidavit and the homestead exemption form to the township soon after closing so the lower homestead total applies.

Communities near Marion Township

Livingston County overview

Guides for Marion Township buyers

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Tell Samantha what you are trying to do in Marion 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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