Align Lending

Align Lending logo
Apply Now
Align Lending logo

Macomb County, Michigan

Mortgage Broker in New Haven, MI

In New Haven the village line, not the ZIP code, decides whether a home gets a third tax bill, so we start from the parcel and shop your loan across multiple wholesale lenders as one Michigan broker.

Start my applicationTalk with Samantha
  • No credit pull to talk
  • Licensed loan originator, NMLS 1647301
  • 5.0 on Google, 128 reviews

Buying a home in New Haven

New Haven is a fast-growing village tucked into Lenox Township on the far-eastern edge of Macomb County, and it wears its railroad roots openly: the Grand Trunk Western Railroad Depot, which the village master plan dates to 1859, still sits in its original spot, now restored as the village museum. The 2020 Census counted 6,097 residents. The local economy leans on the school district, the village government, small manufacturers along the Havenridge Road corridor, and commuters tied to Macomb County's automotive, defense and aerospace base. Buyers often compare New Haven with New Baltimore and Macomb Township.

By the numbers

New Haven housing and mortgage snapshot

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

$330,000

Typical home value, from the market research on this page

+46%

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

1.03%

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: 48048, 48050

The housing stock

What New Haven homes are

Census estimates for the Village of New Haven, five years ending 2024, with the village master plan for names. The township figures cover all of Lenox Township, village included.

About 1,230 detached houses

A little under six in ten village homes. Most went up in the subdivision boom, with about 880 homes built from 2000 to 2009 and about 350 since 2010.

About 690 manufactured homes

About one village home in three, mostly in Riverbrook and Meadow Creek, where the land is leased. Lenox Township counts about 1,230 in all.

Site condos and subdivisions

Pembrooke and Pembrooke South are site condominium projects. Decora Park, Decora North and Amherst are platted subdivisions. Both kinds are detached houses.

Mostly owners

About 1,540 of the village's roughly 1,990 occupied homes are owner-occupied, about 77%. Apartments such as Bramblewood sit along Clark Street.

What financing looks like in New Haven

Over July, August and September 2026, Redfin counted a median New Haven sale near $337,000, a little under 2% above the same months of 2025. Homes took about 29 days to go under contract, against 17 a year before, and sold close to their list price. That is well under the 2026 FHA limit, $541,287, and the conforming limit of $832,750, so the price alone rarely picks the loan here. A first-time buyer under MSHDA's income limits can add MI 10K to a MI Home Loan: $10,000 for the down payment, repaid only at a sale, a refinance, a payoff or a move out of the home. The program's $566,355 price cap leaves plenty of room at New Haven prices.

What decides the loan in New Haven is the kind of home. The Census counts about 690 manufactured homes among roughly 2,100 homes in the village, mostly in two licensed land-lease communities, Riverbrook northwest of Gratiot and Clark Street and Meadow Creek south of Clark and east of Gratiot. A home on a rented lot is personal property, so it is usually financed with a chattel loan, and Michigan replaces the property tax on the home itself with a $3 a month specific tax collected by the park. A manufactured home on land you own, titled as real property, can reach conventional, FHA, VA and USDA loans, each with its own rules. Our manufactured home loans page explains how to tell which one you are looking at. Pembrooke and Pembrooke South are site condominium projects, detached houses organized legally as condos. For a detached unit like these, Fannie Mae skips the condo project review it applies to attached buildings.

Outside the village line, the water supply can change the file. Lenox Township's public works system serves about 3,000 people, so a home on a rural road may run on a private well and septic system, which a lender may want tested. On any lot, inside the village or out, check the FEMA flood map for the address: in a high-risk zone the lender requires flood insurance.

Talk with SamanthaCompare loan options

Same school district, two tax rates: a New Haven Community Schools homestead carried 41.91 mills inside the village in 2025 and 32.66 in the rest of Lenox Township, about $925 a year apart on each $100,000 of taxable value.

Sub-markets

New Haven housing market by ZIP code

New Haven's two ZIP codes cover all of Lenox Township, and only part of one of them is the village. Redfin's July to September 2026 sale medians below describe each ZIP code as a whole, and the owner values come from the Census survey of 2020 through 2024.

ZIP 48048, near $348,000

The village plus the southern half of Lenox Township, from 26 Mile Road up to about 29 Mile. About six in ten of its roughly 3,400 homes are in the village, and about 1,230 are manufactured homes. Redfin's median sale was about $348,000, up about 7% on a year earlier, with about 35 sales in September. The Census owner median is $188,700, manufactured homes included, and the typical home dates from 2001. Named areas: Main Street and the old village core, Pembrooke, Pembrooke South and Amherst, Riverbrook and the Clark Street side.

ZIP 48050, near $412,000

North Lenox, outside the village, where mail usually reads Lenox, MI 48050. Nearly all of its roughly 580 homes are detached houses on larger lots, mostly in Richmond Community Schools. Redfin's median was about $412,000 on only a couple of sales a month, so it swings. Owners there put the median value at $337,600 in the Census survey, and half the homes date from 1983 or earlier. Named areas: North Lenox, the 48050 ZIP code.

Where to look

New Haven neighborhoods

Main Street and the old village core

The streets on either side of Main Street west of Gratiot, out toward Rosell Road, with the Lenox Township Library at 58976 Main Street and the rail line, CN today, whose 1859 depot gave the village its start. Its typical home dates from 1964, the earliest in the village. About 380 homes, roughly six in ten detached and the rest in duplexes and small apartment buildings, with renters close to half. Owner values near $211,000, with a wide margin.

Pembrooke, Pembrooke South and Amherst

North of Clark Street, the village's name for 27 Mile Road, on both sides of Pembrooke Avenue, with Amherst north of 27 Mile and Chenault Drive nearby. The village master plan lists Pembrooke and Pembrooke South as site condominium projects. This block group also holds New Haven Community Park and Merritt Academy on Havenridge Road. Typical home from 2003, owner values near $204,000 across the whole block group, manufactured homes included.

Riverbrook and the Clark Street side

Riverbrook, a manufactured home community northwest of Gratiot and Clark Street, shares this block group with Pembrooke. The Census counts about 450 manufactured homes among its roughly 1,200 homes, along with Bramblewood Apartments on Clark Street. Owners hold about four in five homes. The Census owner median of about $204,000 mixes the manufactured homes with the newer subdivisions, so it says little about either one.

Decora Park and Decora Park North

South of Clark Street and east of Gratiot, off Decora Park Boulevard, down to 26 Mile Road. The village master plan describes Decora North as a medium-density subdivision due to be finished in 2022. The block group's typical home dates from 2004, about 87% of homes are owner-occupied and owner values sit near $223,000, with a wide margin.

Meadow Creek and the school campus

Meadow Creek, the village's second manufactured home community, sits south of Clark Street east of Gratiot, near New Haven High School at 57700 Gratiot Avenue and the elementary school on River Oaks Drive. About 240 of the block group's 535 homes are manufactured homes. Streets such as Salt River Circle back onto the river.

East of the village, toward I-94

Lenox Township from the village line east to County Line Road, around 26 and 27 Mile roads: Quail Run and Millstone Pond, two more manufactured home communities, Oak Ridge Golf Club and the Meijer at 26 Mile Road near I-94, about 7 minutes from the Lenox Township Library by car. About 540 of its 720 homes are manufactured homes, which pulls the Census owner median down to about $118,000. Half its homes date from 2009 or later. About three in ten acres here are in Anchor Bay School District, the rest New Haven Community Schools.

West of the village, Havenridge and New Haven Road

A small township block group of about 180 homes west of the village line, along Havenridge Road, New Haven Road and Rogan Road, crossed by the CN line. Nearly all owner-occupied, with a typical home from 1964 and owner values near $146,000, a figure with a wide margin. Inside New Haven Community Schools, but taxed at the township's lower rate, not the village's.

Large lots up to 29 Mile Road

The rural belt of Lenox Township between the village and 29 Mile Road, on roads such as Bates, Omo, Place and Werderman, with W.C. Wetzel State Recreation Area on the west side. About 410 homes, nearly all detached and owner-occupied, typical home from 1969, owner values near $288,000 with a wide margin. Deer Creek and the East Branch of Coon Creek run through it. Mostly New Haven Community Schools, with about a tenth in Richmond Community Schools.

North Lenox, the 48050 ZIP code

Everything north of about 29 Mile Road to 32 Mile, where addresses usually read Lenox, MI 48050 and the township hall sits at 63775 Gratiot Avenue. This block group matches the 48050 ZIP code: about 580 homes, nearly all detached, a median build year of 1983 and owners' estimates near $338,000, the highest in the township. About 85% of the land is in Richmond Community Schools and 15% in Armada Area Schools. The township hall is about 4 miles from the Lenox Township Library, roughly 8 minutes by car.

Schools and commute

Schools

Every parcel in the Village of New Haven falls inside New Haven Community Schools. The rest of Lenox Township is split almost evenly: New Haven Community Schools and Richmond Community Schools each cover about 44% of the township's land, Armada Area Schools about 7% in the northwest and Anchor Bay School District about 5% along the east side. By ZIP code, about 85% of 48048 is New Haven Community Schools, 10% Anchor Bay and 6% Richmond, while 48050 is about 85% Richmond and 15% Armada. Michigan Treasury's 2025 homestead totals: 41.91 mills in the village, and in the township 34.40 with Anchor Bay, 32.66 with New Haven Community Schools, 32.25 with Armada and 30.90 with Richmond. New Haven Community Schools also crosses into Chesterfield, Macomb and Ray townships, which is why a listing that names the district still leaves the tax rate open until we read the parcel record.

Commute

Gratiot Avenue (M-3) runs north and south through the middle of the village, 26 Mile Road marks its south edge, and I-94 is a few minutes east, about 3 minutes from the center of the village to the ramps by the village master plan's count. From the Lenox Township Library on Main Street, OSRM's light-traffic estimates are about 19 minutes to downtown Mount Clemens (11 miles), 20 to Selfridge Air National Guard Base, 22 to Macomb Community College's Center Campus, 32 to Stellantis' Sterling Heights Assembly Plant, 36 to GM's Global Technical Center in Warren, 37 to downtown Port Huron and about 48 minutes to downtown Detroit, 37 miles away. The village's tax bill carries a SMART levy of about 0.94 mills. The Census counts about one village worker in twelve working from home (Census Reporter).

Michigan property taxes

New Haven 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 Lenox Township, which assesses New Haven, our 2026 Uncapping Study found taxable value typically rises about 46% the year after a sale. On a $325,000 home, near the typical New Haven value, that is roughly $2,150 more in first-year tax at the village's homestead millage. We build your payment on that post-sale number.

Looking at a New Haven 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.

2025 homestead millage

What sets a New Haven tax bill

Homestead totals from Michigan Treasury's 2025 rate report. Each mill adds a dollar of tax for every $1,000 of taxable value. Where a card gives a planning figure, it is Samantha's planning number for a $330,000 home: half the price times the homestead millage.

Village of New Haven: 41.91

All of it in New Haven Community Schools. About $4,190 a year per $100,000 of taxable value, and a planning number near $6,915 on a $330,000 home.

Lenox Township, same schools: 32.66

New Haven Community Schools outside the village line. About $925 less per $100,000 than the village, a planning number near $5,390 on the same home.

Anchor Bay side: 34.40

The east edge of the township toward County Line Road. About $175 more per $100,000 than the township's New Haven Community Schools rate.

Richmond and Armada: 30.90 and 32.25

North Lenox and the 48050 ZIP code. The lowest homestead totals in the township.

The village's own levy: 13.75

10.75 operating mills and 3 voted mills by the village's annual information statement, billed separately by the Village Treasurer.

Neighbors for comparison

New Baltimore 40.82 and the City of Richmond 39.90. Our 2026 Uncapping Study found Lenox Township's jump at sale, about 46%, higher than either city's, about 40% and 39%.

Local resources

Check New Haven records yourself

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

Before you write an offer

New Haven details to pin down early

Five New Haven questions we like answered before an offer goes in, while there is still time to adjust it.

  • Village or township. A New Haven 48048 address can sit on either side of the village line. The township's Treasurer page lists the summer and winter millage by district, and the village's tax lookup covers the separate village bill. The Lenox Township assessor, 586-727-2085, handles both.
  • Owned land or a rented lot. For a manufactured home, ask whether the land is included, whether the home is titled as real property, and for the community's lease and rules if it is not.
  • The water bill. Inside the village, water, sewer and trash come on one bill from the village's utility account office. Outside it, ask Lenox Township Public Works, 586-749-0230, whether the road has township water, or plan on a well and septic inspection.
  • The flood map. Type the address into FEMA's Flood Map Service Center while the offer is still a draft. In a high-risk zone the lender requires flood insurance.
  • The homestead exemption. File the Principal Residence Exemption with the township assessor after closing. Without it a village homestead is billed at the 59.91-mill non-homestead total instead of 41.91.

Block group figures on this page are American Community Survey estimates for 2020 through 2024. Samples that small can be far off, so recent sales on the street count for more once you have a house in mind.

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.

New Haven mortgage questions

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

How much do homes in New Haven cost right now?

Across July to September 2026, Redfin’s median New Haven sale came to about $337,000, up a little under 2% on a year earlier, with homes taking about 29 days to go under contract. By ZIP code it was about $348,000 in 48048 and about $412,000 in 48050, where only a couple of homes sell in a month. The Census owner median for the village, about $209,000, measures something else: owners’ own estimates from 2020 to 2024, with manufactured homes, about a third of village homes, counted in.

Not always. All of 48048 is in Lenox Township, and the village holds only about an eighth of the ZIP’s land, though about six in ten of its homes. The Census geocoder places 57700 Gratiot Ave, New Haven 48048, the high school, inside the village, and 36865 26 Mile Rd, New Haven 48048, near I-94, in the township and in Anchor Bay School District. Inside the village a homestead in New Haven Community Schools carried 41.91 mills in 2025, and in the township 32.66, so we confirm the parcel before we build the payment.

The 48050 ZIP code lies entirely in Lenox Township, north of about 29 Mile Road, and none of it is in the village. About 85% of its land is in Richmond Community Schools and about 15% in Armada Area Schools. The township hall itself, 63775 Gratiot Avenue, Lenox 48050, is in Richmond Community Schools. The 2025 homestead totals there were 30.90 mills with Richmond and 32.25 with Armada, the two lowest homestead totals in Lenox Township.

Lenox Township mails the summer bill on July 1, due September 14, and the winter bill on December 1, payable at the township through February 14. Village of New Haven homes also get a separate bill prepared and collected by the Village Treasurer. By the village’s annual information statement, the village levies 10.75 operating mills plus 3 voted mills of its own, which is why the village’s 41.91-mill total runs well above the township’s 32.66 for the same schools. If you escrow, the escrow account has to plan for all three.

Only if the address is in FEMA’s high-risk flood zone, so look it up in FEMA’s Flood Map Service Center before the offer. In a high-risk zone the lender requires flood insurance on a government-backed loan, and the premium belongs in the payment estimate from the start, beside the homeowners policy.

Inside the village, the village runs the water mains, buying Lake Huron water from the Great Lakes Water Authority, and sewage goes to the Macomb County system that also serves Lenox and Chesterfield townships. The village bills water, sewer and trash together, and its 2025 rates include fixed monthly charges of $6.59 and $6.35 for water and $6.09 and $23.71 for sewer before any use. Outside the village, Lenox Township’s public works system serves about 3,000 people, so some rural homes run on a private well and septic system.

It depends on the land. In Riverbrook, Meadow Creek, Quail Run or Millstone Pond you buy the home and rent the lot, which makes the home personal property and usually means a chattel loan, not a mortgage, plus Michigan’s $3 a month specific tax in place of property tax on the home. A manufactured home on land you own, converted to real property, can qualify for conventional, FHA, VA or USDA financing if it meets each program’s rules, such as a permanent foundation.

Much like a house. The village master plan lists Pembrooke and Pembrooke South as site condominium projects, where each owner holds a detached home set up legally as a condo unit, and Fannie Mae does not require its condo project review when the unit is detached. FHA and VA each look at the project their own way. Ask for the association’s bylaws and dues early, because the budget and any special assessment still belong in the payment.

Communities near New Haven

Macomb County overview

Guides for New Haven buyers

Browse the Learn Center

Loan options

See every loan option

Talk with a local mortgage expert

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

Talk with SamanthaStart my application
  1. 1

    Tell us what you are trying to do

    Not what product you want. What you are actually trying to accomplish.

  2. 2

    Samantha looks at your situation

    She works out what matters most for you specifically.

  3. 3

    You leave with a plan

    Your options, the tradeoffs, and your next step. No obligation to go further.

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.

Scroll to Top
Align Lending logo