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West of downtown, the 48103 ZIP is where Ann Arbor’s housing story gets most interesting. This is the side of the city defined by the early-1900s porches of the Old West Side Historic District, the artsy blocks of Water Hill, and family streets near Dicken Woods that stretch out toward Scio Township. The whole local economy leans on the University of Michigan and Michigan Medicine, roughly 30,000 employees between them, with Toyota’s Technical Center, Trinity Health, and Domino’s headquarters rounding out a research-and-healthcare base that has historically shrugged off recessions (Wikipedia). That steady, education-driven payroll keeps demand for west-side homes tight. With a city population near 121,651 (World Population Review) and limited historic-district inventory, buyers here compete on character, walkability, and school catchment as much as on price.

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The 48103 ZIP carries a median sales price around $528,000 per RealtyTrac, pricier than the citywide Zillow typical value of about $489,000, which is up roughly 3.6% year over year (Zillow). Homes citywide are now selling in about 30 days, up from 23 a year earlier (Redfin), but west-side micro-markets diverge: the Old West Side moves in roughly 20 days while Water Hill sits closer to 36. Demand is driven by university and hospital employment, the scarcity of historic homes near downtown, and walkable access to the farmers market and Main Street. Small neighborhood YoY swings reflect thin sample sizes, not a citywide decline.

The typical home value in 48104 sits near $516,637 as of mid-2026, up about 3.0% year over year and running ahead of the citywide Ann Arbor figure of roughly $489,000 (Zillow). Homes citywide spend around 30 days on market (up from 23 a year earlier), but central, walkable pockets like Kerrytown move closer to 20 days (Redfin). What drives the premium: a constrained supply of pre-1930 historic homes, top-rated schools, and the gravitational pull of the university and its hospital system. When a well-located bungalow or Colonial lists in 48104, it rarely sits long.

As of early 2026 the median sale price in ZIP 48105 sits around $571,000 to $608,000, up a sharp 12.6% to 14.2% year over year per Redfin. Homes go under contract in roughly 37 to 46 days and average about three offers apiece, a sign that constrained inventory is meeting persistent university and hospital demand. Pricing splits dramatically by neighborhood: the Northside averages closer to $385,000, while the Village of Barton Hills carries a typical Zillow value near $1.3 million (up about 3.5% YoY). Buyers should expect competition for well-kept homes near AAPS schools and the Huron River.

Homes in 48108 have been selling for a median of roughly $415,000 in early 2026, according to Redfin, noticeably below the citywide Ann Arbor typical value of about $489,000 (Zillow). Year-over-year movement is best read as flat to slightly down; Redfin’s small monthly samples showed a sharp drop, but broader Ann Arbor metrics point to a roughly flat-to-up longer trend. Homes spend about 65 days on market, essentially unchanged from a year earlier, a balanced market where well-priced, move-in-ready listings still move and dated ones sit. Demand is driven by stable institutional employment, easy freeway access and the wide price ladder within the ZIP, from condos to golf-course estates.

Ann Arbor’s typical home value sits near $489,000, up about 3.6% over the past year per Zillow. Citywide, homes sell in roughly 36 days, and Redfin scores the market around 73/100, “very competitive,” with multiple offers common. Pace is not uniform, though: central and downtown listings closest to campus have actually run slower in 2026 (60 to 120-plus days), while suburban-edge neighborhoods move faster. Demand is driven by faculty, physicians, residents, and dual-income professional households tied to the University and Michigan Medicine, a renewing pool of buyers that keeps the campus-adjacent historic districts tight regardless of national rate swings.

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Ann Arbor Real Estate & Mortgage Overview

To comfortably carry the ~$525K west-side median, plan on roughly $150,000-$165,000 in household income, assuming 20% down, a ~$420K loan near 7%, and monthly PITI around $3,700. That sits well above Ann Arbor’s ~$82,212 median household income, so dual incomes and larger down payments are common. Budget for an effective property tax rate near 1.58% (total millage ~37.7, with city operations ~22.1 and Ann Arbor Public Schools ~10.9 mills), higher than Michigan’s 1.05% median (City of Ann Arbor). At this price point most purchases stay within conforming limits, but upper Old West Side estates can tip into jumbo territory. MSHDA down-payment assistance helps qualifying first-time buyers, though income caps exclude many here.

What it's Like to Live in Ann Arbor

Old West Side ($425,000-$1,000,000+; median ~$560K-$600K), Historic district of early-20th-century homes just west of downtown; sells fast, around 20 days.
Water Hill (~$400,000-$700,000; median ~$499K), Walkable, artsy enclave between downtown and Kerrytown, known for its annual Water Hill Music Fest.
Dicken / Lawton (~$350,000-$600,000), Family-oriented west-side area near Dicken and Lawton elementary schools, Lawton Park, and Dicken Woods Nature Area.
Kerrytown / Near North (~$450,000-$900,000), Steps from the Ann Arbor Farmers Market and Kerrytown shops; a high-walkability mix of historic homes and rentals.
Scio Township / far west 48103 (~$350,000-$650,000), More suburban, newer subdivisions on the western edge of the ZIP.

Schools: The area is served by Ann Arbor Public Schools (west-side elementaries include Dicken, Lawton, Eberwhite, Bach, and Wines), with regional support from the Washtenaw Intermediate School District (GreatSchools).

Commute to Detroit: Downtown Detroit is about 43 miles east via I-94, typically 45-55 minutes off-peak, but 60-90 minutes during the 7-9 a.m. and 4-6:30 p.m. rushes. Amtrak’s Wolverine line and regional buses offer car-free options (Rome2Rio).

Burns Park (~$700K-$1M+, avg ~$810K): picturesque, highly coveted central blocks next to U-M and downtown; medium-to-large single-family homes feeding Burns Park Elementary.
Old West Side (~$450K-$650K, median ~$525K): an early-1900s historic district of Queen Anne, Colonial Revival, bungalow and Cape Cod homes; a mix of owners and renters.
Kerrytown (~$700K-$1.4M, median ~$980K): vibrant and very walkable by the market, Zingerman’s, and the Huron River; historic homes plus new luxury condos, with fast ~20-day sales.
Ann Arbor Hills (~$700K-$1.2M+): established, leafy upscale east-side neighborhood near U-M and the Arb.
Downtown / Central Campus (condos ~$300K-$700K+): walkable urban core near State and Main streets, heavy with student rentals.

Schools: Ann Arbor Public Schools (~32 schools, ~17,000 students, ~17:1 ratio) serve the ZIP, commonly Burns Park Elementary, Tappan Middle, and Pioneer High. Commute: downtown Detroit is about 43-45 miles east via I-94, typically 45-60 minutes off-peak.

Village of Barton Hills (~$900,000-$2M+): exclusive forested enclave along Barton Pond, half-acre-plus lots, architect-designed homes from the 1920s on; home to the 1917 Barton Hills Country Club.
Northside (~$300,000-$475,000): established neighborhood off Barton Drive averaging about $385K, the most attainable entry into 48105.
Orchard Hills / Northeast Ann Arbor (~$450,000-$750,000): family subdivisions served by strong AAPS schools.
Glacier Highlands (~$400,000-$650,000): mid-century subdivision popular with university faculty and staff.
Earhart Village (~$300,000-$500,000): condo and townhome community off Earhart Road.

Most of the ZIP attends Ann Arbor Public Schools (including Ann Arbor STEAM at Northside); the northern fringe toward Northfield Township falls in Whitmore Lake Public Schools. Downtown Detroit is about 43 miles away, a 45-55 minute drive via M-14 and I-94, with the weekday D2A2 shuttle running hourly to Grand Circus Park.

The 48108 ZIP spans an unusually wide price ladder:

Travis Pointe ($600,000-$1.2M+), upscale gated golf-course community on the southwest edge, among the priciest enclaves in the ZIP.
Stonebridge ($400,000-$850,000), large golf-course subdivision in Pittsfield Township with a broad range of single-family homes.
Arbor Woods ($350,000-$575,000), popular Pittsfield Township neighborhood with sidewalks, city water/sewer and lower township taxes.
Pittsfield Village ($160,000-$320,000), historic 1940s townhome/condo community off Packard, one of the most attainable entry points in 48108.
Lansdowne ($400,000-$700,000), established mid-century city neighborhood south of I-94 with mature lots and quick freeway access.

Most addresses are served by Ann Arbor Public Schools, while the southern Pittsfield Township edge falls into Saline Area Schools, consistently among Washtenaw County’s top-ranked districts. Downtown Detroit is about 43 miles east, typically a 45-60 minute drive on I-94 thanks to the south-side I-94/US-23 interchange.

Burns Park (~$600K to well over $1M): The most desirable residential area next to Central Campus, full of 1890s-1930s homes; North Burns Park averages over $1M, the district overall around $705K.
Old West Side (~$500K-$800K, median ~$600K): Historic district west of downtown with Queen Anne, Colonial Revival, and bungalow homes, very walkable to campus.
Kerrytown / Old Fourth Ward (~$450K-$900K): Historic homes by the Kerrytown market district, steps from Central Campus and downtown.
Water Hill (~$400K-$700K): Tight-knit pocket near Kerrytown, famous for its annual Water Hill Music Fest.
Northside / North Campus area (~$350K-$650K): The closest residential pockets to U-M North Campus and the north end of 48109, generally more moderate than the central districts.

Schools: Ann Arbor Public Schools runs 32 schools with math/reading proficiency (56%/65%) well above Michigan averages, backed by the Washtenaw Intermediate School District.

Commute to Detroit: About 43 miles east via I-94, typically 45-60 minutes off-peak (75-90 during rush hour). An hourly intercity bus runs from the Blake Transit Center to downtown Detroit in roughly an hour for about $8.

Ann Arbor covers residential ZIP codes 48103, 48104, 48105, 48108 and 48109.

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Ann Arbor Mortgage FAQ's

What is the median home price in Ann Arbor's 48103 ZIP code in 2026?

The 48103 ZIP code has a median sales price around $528,000 (RealtyTrac), making it one of Ann Arbor’s pricier west-side areas. Citywide, Zillow puts the typical Ann Arbor home value near $489,000, up about 3.6% year over year as of spring 2026.

Are there actually homes for sale in the 48109 ZIP code?

Not many. 48109 is the University of Michigan campus footprint, Central Campus, North Campus, and the Michigan Medicine hospital complex, so it is mostly dorms, academic buildings, and medical facilities. Buyers searching ‘48109’ almost always end up purchasing in the adjacent residential neighborhoods like Burns Park, the Old West Side, Kerrytown, Water Hill, and Northside, all within walking or biking distance of campus.

How much income do I need to buy a median-priced home in 48104?

Roughly $145,000-$160,000 a year. On a ~$517K home with 20% down (about a $413K loan) at a ~6.5% 30-year rate, you’d see about $2,600/month in principal and interest plus roughly $680/month for property taxes and insurance. Keeping that near a 28% front-end ratio points to about $150K in household income; a smaller down payment or higher rate raises the bar.

What are property taxes like in Ann Arbor and Barton Hills?

Ann Arbor’s median effective property tax rate is about 1.58% of value (Washtenaw County’s median is ~1.44%). Michigan taxes Taxable Value, roughly half of market value, at the local millage plus a 1% admin fee. Barton Hills village levies an additional municipal millage on top of Ann Arbor schools and county rates.

How long do homes take to sell in 48108?

About 65 days on market on average in early 2026, roughly flat versus the prior year. That points to a fairly balanced market, well-priced, move-in-ready homes still move quickly, while higher-priced or dated listings can sit longer.

What does a home near the U-M campus cost?

Ann Arbor’s typical home value is around $489,000 (up ~3.6% year over year per Zillow), but the historic neighborhoods closest to campus run higher. Burns Park averages roughly $705,000 (North Burns Park tops $1 million), and the Old West Side carries a median near $600,000. More moderate options exist on the Northside near North Campus, generally in the $350K-$650K range.

What neighborhoods are in 48105?

The ZIP spans north and northeast Ann Arbor and includes the gated-feeling Village of Barton Hills (~$900K-$2M+), the more attainable Northside (~$300K-$475K), Orchard Hills/Northeast Ann Arbor (~$450K-$750K), Glacier Highlands (~$400K-$650K), and condo communities like Earhart Village (~$300K-$500K).

What schools serve 48104?

48104 is served by Ann Arbor Public Schools (AAPS), a district of about 32 schools and 17,000 students with a roughly 17:1 student-teacher ratio. Within the ZIP, homes commonly feed into schools such as Burns Park Elementary, Tappan Middle School and Pioneer High School.

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