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Oakland and Wayne counties, Michigan

Mortgage Broker in Northville, MI

From a house a few blocks off Main Street to a Lexington condo north of Eight Mile, Samantha compares loans from multiple wholesale lenders and plans around what the address brings with it: the county's millage, the Historic District's review or a check of the FEMA flood map.

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Buying a home in Northville

Few Metro Detroit suburbs blend Victorian-era charm and serious buying power the way Northville does. Walk down Main and Center Streets past the Marquis Theatre (a 1925 movie house) and Mill Race Historical Village, and you are standing in a ZIP where the median household income runs about $145,530, nearly double Michigan's. The City of Northville itself is small, around 5,980 residents, but the surrounding township adds more than 31,000. The local economy leans on professional and technical services, health care, and manufacturing, with employers like Northville Public Schools, Kroger, Jack Doheny Companies, and Tenneco (headquartered in the adjacent township). Add schools, Maybury State Park, and Ford Field Park along the Rouge River, and you get a market where demand stays stubbornly high.

By the numbers

Northville housing and mortgage snapshot

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

$512,000

Typical home value, from the market research on this page

+43%

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

0.93%

Property tax current owners pay, as a share of value. A buyer's bill can reset higher the year after a sale

2

Residential ZIP codes: 48167, 48168

What financing looks like in Northville

Most City of Northville purchases fit a conventional loan. The city assessor's sales list for April 2022 through 2024 shows a median of about $460,000 across 281 arm's-length residential sales, near $527,000 south of Eight Mile and $398,000 north of it, and 29 of those sales were priced above the 2026 conforming limit of $832,750. Jumbo is decided by the loan, not the price, so it comes into play only when the amount you borrow passes that limit. Here that has mostly meant homes built since the late 1980s near downtown and in Pheasant Hills, and Redfin's Northville Historic District area, where it counted six sales at a median near $1.06 million in the three months to September 2026.

FHA's 2026 one-unit limit of $541,287 is the same in both counties and reaches the Lexington condominiums, Northville Heights and the other 1950s and 1960s streets north of Eight Mile, though FHA has to accept a condo project, or the single unit, before it will insure the loan. Veterans and service members who qualify can use VA. For buyers inside its income limits, MSHDA's MI Home Loan caps the price at $566,355, and its MI 10K loan can add up to $10,000 toward the down payment, repaid when the home is sold or refinanced, the first mortgage is paid off, or it is no longer the owner's home.

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In the City of Northville, the side of Eight Mile a home sits on, and whether it is inside the Historic District, shape the plan more than the ZIP code does.

Sub-markets

Northville housing market by ZIP code

Two ZIP codes reach the City of Northville, and the city is a small part of both: by the Census Bureau's 2020 block counts it holds about a quarter of the homes in 48167 and about 1% of those in 48168. Prices on these cards come from the city assessor's sales list for April 2022 through 2024.

ZIP 48167, near $450,000

Nearly the whole city, about 2,690 of its 2,783 homes in 2020, on both sides of the county line: downtown, the Historic District and the older blocks south of Eight Mile, and the subdivisions and condominiums north of it. The median across 271 arm's-length residential sales was about $450,000, from Lexington condos near $320,000 to houses above $1 million, most of those built since the 1990s. Named areas: Historic District, Cabbagetown, Beal Town and the Downs.

ZIP 48168, near $489,500

About 96 city homes in 2020, the St. Lawrence Estates condominiums near Seven Mile Road on the Wayne County side. The assessor's list shows 10 sales there, from $430,000 to $542,000, all built from 1989 to 1991. Named areas: St. Lawrence Estates.

One city, two counties

Wayne County side or Oakland County side

Eight Mile Road is the county line, and the city's homes split almost exactly in half across it: 1,394 on the Wayne County side and 1,389 on the Oakland County side in the 2020 Census. Each side is one Census tract; the housing figures below are from the Bureau's 2020 to 2024 survey, the sale medians from the city assessor's April 2022 to December 2024 list.

South of Eight Mile: Wayne County

Downtown, the Historic District, Cabbagetown, Beal Town, the Downs and St. Lawrence Estates. The typical home dates to 1954 and about 41% were built before 1940; about 56% are detached houses and about 29% of households rent. The middle half of owners' estimates runs from $375,300 to $831,700, with a median of $611,200, and the assessor's sale median was $527,000.

North of Eight Mile: Oakland County

Northville Heights, most of Lexington, Northville Estates, Abbey Knoll and Pheasant Hills, plus Amerman Elementary and Hillside Middle School. The typical home dates to 1973 and about four in five were built from the 1950s through the 1980s; about 78% are detached, 17% attached, and about 10% of households rent. The middle half of owners' estimates runs from $325,300 to $566,500, median $395,000; sale median $398,000.

What follows the county

The county's own levies, so the 2025 homestead total is 42.17 mills on the Wayne side and 39.97 on the Oakland side; the county flood map, Wayne County's from 2012 and Oakland County's from 2006; and the county property records, where parcel numbers on the two sides use different formats.

What stays the same

One city government collects the property tax on both sides, at the same 14.8164 city mills for 2026, one city assessor values every parcel, and every home is in Northville Public Schools, so a move across Eight Mile changes the county, not the city or the district.

Where to look

Northville neighborhoods

Historic District

Downtown and the blocks around it, from Randolph Street south to the lots facing Cady Street and from Rogers Street east to Griswold, a boundary the city's 2019 survey report says matches the National Register district. The report counts 425 buildings, sites and structures, 251 of them contributing to the district's historic character, and the Historic District Commission reviews exterior changes to all of them. Census tract 5601, the Wayne County side: owners' median estimate $611,200, typical home built in 1954. Northville Public Schools.

Cabbagetown

Named on the city's own neighborhoods page, mostly just north of the Historic District boundary on streets such as Rayson, Horton, Carpenter, Grace and Rouge. Houses from the 1890s and 1920s stand beside homes built from the 1970s on, several of them newer houses that sold for more than $1 million, and the middle half of the 23 sales on the assessor's list fell between $463,000 and $1,156,000. In its Census block group the typical home dates to 1938 and six in ten were built before 1940. Northville Public Schools.

Beal Town and the Downs

Beal Town, also named on the city's neighborhoods page, runs along Beal and Yerkes streets southeast of downtown, with houses as old as about 1900; its four arm's-length sales on the assessor's list ran from $380,000 to $810,000. Beside it, the former Northville Downs racetrack is becoming the Downs: the first attached single-family homes stand on Center Street north of Fairbrook, more are going up at Cady and Griswold and at Center and Seven Mile, and phases 2 and 3 cover the land east of Center between Beal and Seven Mile. Census block group typical home: 1938. Northville Public Schools.

St. Lawrence Estates

Condominiums built from 1989 to 1991 on St. Lawrence Boulevard and Lane, Hampton Court and Covington Court, near Seven Mile Road just west of Center Street. This corner holds the city's 48168 addresses, about 96 homes in the 2020 count, and its association is on the city's homeowners association list. Ten sales on the assessor's list ran from $430,000 to $542,000. Census block group owners' median estimate: $654,900. Northville Public Schools.

Lexington

Built from about 1970 to the mid 1980s around Taft Road, with the county line running through it: the houses on Lexington Boulevard and Clement Court are on the Wayne County side, those on Morgan Circle and Springfield Drive on the Oakland side, along with two phases of Lexington condominiums on Yorktown, Washington, Concord and nearby streets. On the assessor's list the middle half of house sales fell between $500,000 and $616,000, and of condo sales between $290,000 and $348,000. The condos' Census block group has a typical build year of 1983. Northville Public Schools.

Northville Heights

Houses from 1958 to 1966 north of Eight Mile Road just west of North Center Street, on Ely, Carrington, Jeffrey, Sherrie and Hillridge, close to Amerman Elementary and Hillside Middle School. The median house on the assessor's list is about 1,565 square feet, and the middle half of its 17 arm's-length sales fell between $385,000 and $434,000. In its Census block group owners' median estimate is $370,500 and the typical home was built in 1965. Northville Public Schools.

Northville Estates

The west end of the city north of Eight Mile, on Chigwidden, Holmbury, Stanstead, Dunsany and Grasmere, with a newer section on Elmsmere and Silchester. The assessor splits it in two, homes from 1957 to 1968 and homes from 1987 to 1991, and the middle half of its 15 sales from April 2022 through 2024 fell between $437,500 and $587,500. Census block group: owners' median estimate $533,000, typical home 1983. Northville Public Schools; its association is on the city's list.

Abbey Knoll and Pheasant Hills

Two associations on the city's list, between Northville Estates and Taft Road north of Eight Mile. Abbey Knoll, on Whitegate, Glenhill, Portsmere and Abbey Court, was built in 1987 and 1988, and the middle half of its 13 sales fell between $585,000 and $680,000. Pheasant Hills, on McDonald and Coldspring drives, was built mostly from 1986 to 1994, with a median house near 3,270 square feet, and its eight sales ran from $610,000 to $950,000. Northville Public Schools; Census block group typical home 1983.

Buying a house in the Historic District

The city adopted its Historic Preservation Ordinance in 1974, and its boundary map shows each parcel inside the district. There, the Historic District Commission reviews exterior work before it starts: paint colors, roofs and shingles, windows and storm windows, doors and garage doors, porches and masonry, fences, removing large trees, additions and new buildings, and demolishing or moving a building. Design guidelines the City Council adopted in August 2024 set the standards, and the city also publishes a list of items its staff can sign off on without a meeting.

The commission meets on the third Wednesday of each month, applications are due about three weeks earlier, and a late or incomplete one waits for the following month. That calendar matters for financing. If you plan to buy with a renovation loan, or to replace windows or a roof soon after closing, the review belongs in the timeline and the contractor's scope should match what the commission accepts, so we line the two up before you write an offer.

Michigan's historic preservation tax credit takes applications from owner-occupied homes as well as commercial buildings, and the city links the state's program from its property owner resources page. Ask about it before work begins, because the state reviews the project in parts.

Talk with SamanthaBuying a historic home

In the Historic District, the commission's calendar is part of the closing plan.

Schools and commute

Schools

Every home in the city is in Northville Public Schools, on both sides of the county line, going by the Census Bureau's 2020 school district lines and block counts. Amerman Elementary at 847 North Center Street and Hillside Middle School at 775 North Center are inside the city on the Oakland County side, the district's office is at 405 West Main Street, and Northville High School is in the township on Six Mile Road. Which school serves a given address is the district's call, so confirm it before you buy; its new student page asks for three proof-of-residency documents at enrollment.

Commute

The Census Bureau's 2020 to 2024 survey puts the average trip to work for city residents at about 26 minutes (Census Reporter). From Main and Center streets, I-275 at Seven Mile Road is about 3 miles away, roughly 6 minutes, and Novi's civic center about 3 miles north. Downtown Ann Arbor is about 21 miles, near half an hour without traffic, Detroit Metro Airport about 25 miles, around 33 minutes, and downtown Detroit about 29 miles, around 37 minutes. Just past the city limits, Northville Township's 2025 annual financial report counts DRiV, ZF's North American operations and Aisin among the area's bigger employers, with the Northville Health Center also on its list.

The Rouge River, the River Park and flood maps

The Middle Rouge River runs through the city, and its two county sides sit on different flood maps: Wayne County's took effect in February 2012 and Oakland County's in September 2006, and FEMA revised the Wayne County map around the Downs in November 2021.

As part of the Downs, the city's River Park is moving the Rouge out of the concrete box culvert that encloses it and into an open channel from Beal Street to Seven Mile Road. If the building you are buying sits in a high-risk flood zone, federal rules make a regulated lender require flood insurance, so we check the address on FEMA's map first and price any policy into the plan. The city's flood plain page links the Wayne County map and the 2021 revision.

Talk with SamanthaBuying in a flood zone

Look up the flood map for the address before the offer, not after the appraisal.

Michigan property taxes

Northville 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 the City of Northville, our 2026 Uncapping Study found taxable value typically rises about 43% the year after a sale. On a $500,000 home, near the typical Northville value, the first-year tax goes up roughly $3,010 at the Northville schools rate. We build your payment on that post-sale number.

Looking at a Northville 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 county tax rates in one city

Michigan Treasury's 2025 rates put the homestead total at 42.17 mills on the Wayne County side of the city and 39.97 mills on the Oakland County side, a gap of about 2.2 mills, or about $220 a year for every $100,000 of taxable value. The city's own 2026 millage sheet shows where it comes from: the city, school, community college and library levies match on both sides, and the difference is the county's own levies, county parks, Wayne County's public safety levy and Oakland County's transit levy.

Our 2026 Uncapping Study puts the typical jump in taxable value after a sale at about 42% on the Wayne County side and about 43% on the Oakland County side, so the reset is close to the same either way; the millage it is multiplied by is what differs. A second home or rental pays the non-homestead rate instead, 60.17 mills on the Wayne side and 57.97 on the Oakland side in 2025.

The city's street list shows the county for each address range, and a few streets, Carpenter, Grace, Horton and Novi Street among them, change sides partway along. We read the parcel, not the street name, before we set the payment.

Talk with SamanthaMichigan property tax calculator

Same city, same schools, two county rates: the parcel tells us which one is yours.

Local resources

Check Northville 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

★★★★★
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
★★★★★
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
Read all reviews on Google

Individual experiences. Results vary.

Northville mortgage questions

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

Does a Northville mailing address mean the City of Northville?

Not always. The city covers about two square miles around downtown, and the 48167 and 48168 ZIP codes reach well past it: by the Census Bureau’s 2020 counts the city holds about a quarter of the homes in 48167 and about 1% of those in 48168. Several large subdivisions with Northville addresses are in Northville Township, so a 48167 or 48168 address does not decide the municipality. I check the parcel record, and the city keeps a street list showing which jurisdiction each address range belongs to.

It depends which side of Eight Mile Road the house is on. Eight Mile, listed as Baseline on the city’s street list, is the county line: downtown, the Historic District and the rest of the city south of it are in Wayne County, and the neighborhoods north of it are in Oakland County, with the city’s homes split almost evenly. That side decides the county levies, which put the 2025 homestead total at 42.17 mills on the Wayne side against 39.97 on the Oakland side, as well as the flood map and the county records. The city collects the tax on both sides, and the school district is the same.

The city assessor’s sales list for April 2022 through 2024 shows a median of about $460,000 across 281 arm’s-length residential sales, near $527,000 on the Wayne County side and $398,000 on the Oakland County side. The middle half of Lexington condo sales fell between $290,000 and $348,000, Pheasant Hills’ eight sales ran from $610,000 to $950,000, and several Cabbagetown houses sold for more than $1 million. Redfin’s Northville page, which includes listings outside the city limits, put the median near $575,000 for the three months to September 2026, so for the city itself I go by the assessor’s list.

Only when the amount you borrow is more than the 2026 conforming limit of $832,750. A high price by itself does not make a loan jumbo. On the city’s 2022 to 2024 sales list, 29 of 281 residential sales were priced above that limit, 22 of them on the Wayne County side, most of them homes built since the late 1980s. Many of those buyers could still stay conventional with a larger down payment, so we size the loan first, and if it does go jumbo, plan for the larger cash reserve those lenders usually want.

Yes, after the Historic District Commission reviews it. The city lists paint colors, roofs, windows, doors, porches, fences, removing large trees, additions and demolition among the work that needs review, and the commission meets on the third Wednesday of each month with applications due about three weeks before. If you are buying with a renovation loan, or plan work soon after closing, I build that review into the timeline so the commission’s decision and the contractor’s bid match.

Look up the address on FEMA’s flood map before you make an offer. The two sides of the city sit on different county maps: the Wayne County side on a 2012 map that FEMA revised around the Downs in 2021, and the Oakland County side on a 2006 map, and the city’s flood plain page links the Wayne County map and that revision. If the building is in a high-risk zone, a federally regulated lender has to require flood insurance, so I check the address with you and price any policy into the plan.

Northville Public Schools, for every home in the city on both sides of the county line, by the Census Bureau’s 2020 counts. Amerman Elementary and Hillside Middle School are on North Center Street inside the city, Northville High School is on Six Mile Road in the township, and the district office is at 405 West Main Street. The district decides which school serves an address and asks for three proof-of-residency documents when you enroll.

Often. FHA’s 2026 one-unit limit of $541,287 is the same in Wayne and Oakland counties and covers the Lexington condos and much of the 1950s and 1960s housing north of Eight Mile; three in four Northville Heights sales on the city’s list were under $435,000. For a condo, FHA has to accept the project, or the single unit, before closing. MSHDA can help as well: the MI Home Loan works on homes priced up to $566,355, and MI 10K adds as much as $10,000 for the down payment, each with income limits we check before you shop.

Communities near Northville

Oakland County overview

Guides for Northville buyers

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Tell Samantha what you are trying to do in Northville 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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