Michigan county guide
Mortgage Broker in Lapeer County, Michigan
Home prices across Lapeer County run from about $153,000 in Clifford to $457,000 in Metamora. Samantha shops your loan across multiple wholesale lenders and plans your budget from the buyer's tax number, not the seller's bill.
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- Licensed loan originator, NMLS 1647301
Metamora guideAlmont guideOtter Lake guideColumbiaville guideImlay City guideClifford guide
Lapeer County, Michigan, takes in 9 communities on our map. Align Lending, a mortgage broker based in Waterford, about forty minutes southwest of the county, arranges loans in every one of them.
Lapeer County is not one housing market. A typical home in Metamora, near $457,000, costs more than 2 times as much as one in Clifford, near $153,000. Toward Metamora, the largest homes can pass the 2026 conforming limit of $832,750; toward Clifford, the cash to close is usually the harder number.
Buying a home in Lapeer County
Lapeer County is small-town and rural Michigan within commuting distance of the Detroit and Flint job markets. Lapeer and Imlay City are the centers, and a large share of the county is acreage, pole barns and well and septic systems, all of which affect what a lender will finance and how the appraisal reads.
What homes cost in Lapeer County
The 9 Lapeer County communities with their own city guide, ranked from Metamora ($457,000) to Clifford ($153,000). Halfway down sits Lapeer, near $233,000.
| Community | Typical home value, per its city guide | Typical housing |
|---|---|---|
| Metamora | $457,000 | lakefront/waterfront homes, estate and luxury homes |
| Dryden | $311,000 | acreage and rural parcels, historic homes |
| Almont | $303,000 | historic homes, colonials and subdivisions |
| Otter Lake | $300,000 | lakefront/waterfront homes, acreage and rural parcels |
| Lapeer | $233,000 | colonials and subdivisions, historic homes |
| Columbiaville | $232,000 | lakefront/waterfront homes, acreage and rural parcels |
| Imlay City | $228,000 | historic homes, colonials and subdivisions |
| North Branch | $200,000 | acreage and rural parcels, lakefront/waterfront homes |
| Clifford | $153,000 | acreage and rural parcels, historic homes |
Lapeer County property taxes after a sale, community by community
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. Across the 21 assessing units in Lapeer County, our 2026 Michigan Property Tax Uncapping Study puts the typical rise in taxable value after a sale between about 36% in Metamora Township and 116% in the City of Brown City, against about 48% for the county as a whole. 10 of the 21 sit above the statewide 50.5%.
| Assessing unit | Taxable value rise after a sale | Added first-year tax, $300,000 home | Parcel records |
|---|---|---|---|
| City of Brown City | +116% | about $3,190 | |
| Goodland Township | +71% | about $1,530 | |
| Burnside Township | +66% | about $1,410 | |
| Rich Township | +63% | about $1,620 | |
| Burlington Township | +56% | about $1,410 | |
| Arcadia Township | +54% | about $1,230 | |
| Attica Township | +54% | about $1,400 | |
| Hadley Township | +53% | about $1,120 | |
| North Branch Township | +52% | about $1,420 | assessing office |
| Lapeer Township | +52% | about $1,070 | |
| Elba Township | +49% | about $1,100 | |
| Deerfield Township | +49% | about $1,290 | |
| Oregon Township | +48% | about $1,020 | |
| Almont Township | +47% | about $1,060 | assessing office |
| Imlay Township | +46% | about $1,160 | |
| Marathon Township | +46% | about $1,100 | assessing office |
| Dryden Township | +44% | about $1,160 | assessing office |
| City of Imlay City | +43% | about $1,940 | assessing office |
| Mayfield Township | +43% | about $940 | |
| City of Lapeer | +42% | about $1,300 | assessing office |
| Metamora Township | +36% | about $940 | assessing office |
Put in dollars on a $300,000 house: about $3,190 added to the first-year bill in the City of Brown City, about $940 in Metamora Township. Your payment estimate from us uses the post-sale number for the address you choose. Source: State Tax Commission records; the dollar column uses each unit's median homestead millage. A village named in a row has its own figure beside its name, at the village's 2025 homestead millage from Michigan Treasury, the rate its city guide uses.
Have an address in mind? Our Michigan property tax calculator looks up the exact published millage for that property, not the unit's median, and works out the tax to plan for after a sale.
Lapeer County towns by type of housing
Sorted from what our Lapeer County research says about each community's homes, one kind of home stands out: lake and waterfront communities, in 4 of them.
Lake and waterfront communities
Matching the loan to the town in Lapeer County
We sorted 9 Lapeer County towns by typical value against the 2026 limit of $832,750. 4 land in "Conventional and FHA, strong first-time buyer fit", more than any other group. Treat it as a starting point: your down payment and the property decide.
Conventional, jumbo only on the largest homes
Metamora (typical value near $457,000).
Conventional, competitive offers common
Dryden, Almont and Otter Lake (typical values $300,000 to $311,000).
Conventional and FHA, strong first-time buyer fit
Lapeer, Columbiaville, Imlay City and North Branch (typical values $200,000 to $233,000).
Down payment help in Lapeer County
In Clifford, North Branch, Imlay City, Columbiaville and Lapeer, with typical values between $153,000 and $233,000, the down payment, closing costs and reserves often decide a purchase before the monthly payment does.
- MSHDA, the state housing authority, for down payment help and first-time buyer loans.
- Start from a comfortable payment with the budget review, then the first-time buyer page.
Official Lapeer County sources to check
- Lapeer County Equalization, to look up a parcel and its current taxable value.
- Michigan DIFS, where every Michigan mortgage license can be checked, ours included.
Lapeer County mortgage FAQs
Which Lapeer County communities do you cover?
Every one of the 9 listed here, Metamora and Clifford included, and the rest of the state too.
Which Lapeer County communities see the largest tax increase after a sale?
In our 2026 Uncapping Study the largest typical rises in taxable value after a sale are in the City of Brown City (about 116%), Goodland Township (about 71%), Burnside Township (about 66%). The smallest is Metamora Township, about 36%.
Will I need a jumbo loan in Lapeer County?
Rarely. The highest typical value on this page is about $457,000 in Metamora, under the 2026 conforming limit of $832,750.
Which Lapeer County towns have the lowest typical prices?
Among our city guides, Clifford (near $153,000), North Branch (near $200,000) and Imlay City (near $228,000). That puts Clifford at about 34 percent of the typical Metamora price.
Talk with a Lapeer County mortgage expert
Start with the town. Tell Samantha whether it is Metamora, Clifford or another Lapeer County community and what you are trying to do, and she will tell you what actually matters for your situation.
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Align Lending LLC · NMLS #2041154 · Equal Housing Opportunity · 2625 Pontiac Lake Road, Waterford, MI 48328 · 248-506-5727
