Oakland County, Michigan
Mortgage Broker in West Bloomfield, MI
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Buying a home in West Bloomfield
The western half of West Bloomfield, built around Walnut Lake and the subdivisions that spread north from Maple Road. This is established, high-value suburban housing: large colonials on graded lots and mature trees. Buyers here are usually moving up rather than in, and they tend to be comparing West Bloomfield against Birmingham and Bloomfield Hills rather than against the lake townships further north.
By the numbers
West Bloomfield housing and mortgage snapshot
Values move. Treat these as orientation and let us pull current figures for the address you are considering.
$462,000
Typical home value, from the market research on this page
+31%
Typical rise in taxable value the year after a home sells, 2026 Uncapping Study
0.86%
Property tax current owners pay, as a share of value. A buyer's bill can reset higher the year after a sale
3
Residential ZIP codes: 48322, 48323, 48324
What financing looks like in West Bloomfield
Most 48322 purchases stay under the Oakland County conforming limit, and on lake and estate homes the conforming-versus-jumbo line is the first thing to settle. A jumbo file wants stronger credit, more reserves and a larger down payment, and the appraisal carries more weight. Just under the limit, a conventional loan is almost always cheaper to carry. Run the number before you shop, because the two approvals are not interchangeable and sellers here read financing terms closely.
Most West Bloomfield purchases fit under the 2026 conforming limit of $832,750; only the largest homes need a jumbo loan.
Sub-markets
West Bloomfield housing market by ZIP code
West Bloomfield spans 3 residential ZIP codes, and they are different sub-markets.
ZIP 48322, near $462,379
West Bloomfield's average home value ran about $462,379 in 2026, up roughly 2.9% year over year, with a median near $466,635 in September and a June list median around $449,000 (Zillow, Redfin). 48322 carries a median effective property tax rate of about 0.86% of value, the highest of the township's three ZIPs, against a township median bill near $3,318. Named areas: Walnut Lake frontage, Walnut Lake area subdivisions, Maple Road corridor.
ZIP 48323, near $462,379
Current owners in 48323 pay a median effective property tax rate of roughly 0.80% of value on capped taxable values. Values track the township average of about $462,379, but the spread inside the ZIP is wide: off-water homes generally run $350,000 to $600,000 while frontage on Orchard Lake and Pine Lake reaches well into seven figures. Listed inventory skews to the high end, so a list median here overstates what a typical house sells for. Named areas: Orchard Lake and Pine Lake frontage, Lake-access and canal streets, Off-water central West Bloomfield.
ZIP 48324, near $462,379
Values in 48324 track the township average near $462,379 for off-water property, while Cass Lake frontage runs from roughly $400,000 to well over $1 million depending on the stretch of shoreline and the condition of the house. Union Lake and the canal streets sit between the two. The township median tax bill is about $3,318 and the median effective rate near 0.84% of value. Named areas: Cass Lake frontage, Union Lake frontage, Canal and lake-access streets.
Where to look
West Bloomfield neighborhoods
Walnut Lake frontage
The upper end of the township's prices. Prices run about $900,000 to $2,000,000 and up.
Walnut Lake area subdivisions
Large colonials, the core of the ZIP. Prices run about $500,000 to $850,000.
Maple Road corridor
Closer in, slightly older stock. Prices run about $380,000 to $520,000.
Condominium and attached housing
The practical entry point into the school district. Prices run about $250,000 to $420,000.
Orchard Lake and Pine Lake frontage
The premium market. Prices run about $1,000,000 to $3,000,000 and up.
Lake-access and canal streets
A dock without the frontage premium. Prices run about $450,000 to $750,000.
Off-water central West Bloomfield
The bulk of the ZIP. Prices run about $350,000 to $600,000.
Orchard Lake Road corridor
Convenient and an affordable way in. Prices run about $280,000 to $420,000.
Cass Lake frontage
The largest lake in the county, with high prices per square foot for water frontage. Prices run about $400,000 to $1,000,000 and up.
Union Lake frontage
Quieter, with strong resale. Prices run about $450,000 to $900,000.
Canal and lake-access streets
A boat well without the frontage price. Prices run about $300,000 to $480,000.
Off-water north West Bloomfield
The practical entry point, and the closest housing in the township to Waterford. Prices run about $280,000 to $450,000.
Michigan property taxes
West Bloomfield 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 West Bloomfield Township, our 2026 Uncapping Study found taxable value typically rises about 31% the year after a sale. On a $450,000 home, near the typical West Bloomfield value, the first-year tax goes up roughly $1,800 to $2,010, depending on the school district. The largest share of homes here is in West Bloomfield schools (about $2,010); Walled Lake schools homes run about $1,800 and Bloomfield Hills schools homes about $1,960. Your address decides which applies. We build your payment on that post-sale number.
Looking at a West Bloomfield address? Our Michigan property tax calculator finds that property's published 2025 millage and works out the tax to plan for after you buy.
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.
Local resources
Check West Bloomfield records yourself
The official offices behind the tax and school details on this page.
- West Bloomfield Township Assessing Department, for parcel records and current taxable value
- West Bloomfield School District, for district boundaries and enrollment
- Oakland County Treasurer, property taxes, for county property tax records
What our clients say
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!
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
Can’t say enough great things about Samantha and her team at Align Lending! Highly recommend
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.
Individual experiences. Results vary.
West Bloomfield mortgage questions
If yours is not here, ask it on the call. There are no dumb questions.
What is the typical home price in West Bloomfield 48322?
The township average home value was about $462,379 in 2026, up roughly 2.9% year over year (Zillow). 48322 runs at or above that, with Walnut Lake area subdivisions generally $500,000 to $850,000 and frontage well past it.
How much does lakefront cost in West Bloomfield 48323?
Frontage on Orchard Lake or Pine Lake generally starts around $1 million and runs well past $3 million. Lake-access streets, which carry a dock or deeded access without the frontage, run roughly $450,000 to $750,000 and are where most of the value is.
What does a Cass Lake home cost in 48324?
Frontage runs from roughly $400,000 to well over $1 million depending on the stretch of shoreline and the condition of the house. Cass Lake is the largest lake in Oakland County at 1,280 acres and is shared with Waterford, Orchard Lake Village and Keego Harbor.
Will I need a jumbo loan here?
Usually not. Most homes in 48322 sell below the Oakland County conforming limit, and a loan is jumbo only when the amount borrowed is above that limit, so a home priced at or below it never needs one. Jumbo financing is available and competitive, but it asks for stronger credit, more reserves and usually a larger down payment. Confirm which side of the limit your loan amount sits on before you write an offer.
Why is the tax rate lower in 48323 than in 48322?
48323 carries a median effective rate near 0.80% of value against 0.86% in 48322, a difference driven by school district levies rather than by the township. Michigan taxes taxable value, which stays capped for as long as one family holds the home. A sale releases the cap the following year, which is why a listing’s tax line describes the seller’s situation rather than yours. Work from your own purchase price, claim the Principal Residence Exemption if you will live there, and get the current millage from the township treasurer before you trust a payment estimate.
Can I get a mortgage on a former cottage?
Yes, provided it is a year-round residence with permanent heat, a full kitchen and bath, and safe access. Seasonal cottages with no winterization are a different product and most conventional lenders will decline them. If the house needs work to qualify, a renovation loan can finance the purchase and repairs together.
Do I need flood insurance on a lake home here?
It depends on the parcel, not the lake. If any part of the structure sits in a FEMA special flood hazard area, a federally backed lender will require it. Ask for the flood determination early.
Which school district serves 48322?
Most of the ZIP is West Bloomfield School District, though Birmingham and Bloomfield Hills districts touch parts of the township. The boundary does not follow the ZIP, so confirm the assignment for the exact address.
Can I finance a home that needs significant work?
Yes. An FHA 203(k) or a conventional renovation loan finances the purchase and the repairs in one mortgage, which matters on older lake housing where deferred maintenance is common and a standard loan would require the work done first.
Is a condominium harder to finance than a house?
It can be. Conventional and FHA loans both review the association: budget, reserves, owner-occupancy ratio and any litigation. A project that fails review can stop an otherwise strong file, so it is worth checking the association early rather than after the inspection.
How long does a lakefront purchase take to close?
Thirty to forty-five days is normal, and lakefront occasionally runs longer because the appraisal needs comparable shoreline sales, which are thinner than subdivision comps. Build the extra time into your purchase agreement rather than asking for an extension later.
How does this compare to buying in Waterford?
48324 borders Waterford and shares Cass Lake with it. West Bloomfield generally carries higher values and a higher tax bill, while Waterford offers more water access per dollar. Which is the better buy depends on school district preference and how much frontage matters to you.
Communities near West Bloomfield
Oakland County overviewTalk with a local mortgage expert
Tell Samantha what you are trying to do in West Bloomfield 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.
