Schools
Because the city is only 3.7 square miles, Ecorse is organized by area rather than big subdivisions: Schooling is handled by Ecorse Public Schools (Ralph J. Bunche School and Ecorse Community High School).
Wayne County, Michigan
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Buying a home in Ecorse
Wedged against the Detroit River just south of River Rouge, Ecorse is a 3.7-square-mile Downriver town built on steel and named for the French *riviere aux ecorces* ("river of bark"). Its industrial spine, the U.S. Steel Great Lakes Works and the EES Coke battery on Zug Island, once defined paychecks here; with the blast furnaces idled since 2020, today's draw is raw affordability and waterfront access at John D. Dingell Park. The population sits near 9,300, and the median household income runs about $40,241, roughly half the state figure, which keeps entry prices low. For buyers priced out of Wyandotte or Lincoln Park, the 48229 ZIP is one of metro Detroit's last genuine bargains, and Align Lending knows how to underwrite it.
By the numbers
Ecorse housing and mortgage snapshot
Values move. Treat these as orientation and let us pull current figures for the address you are considering.
$95,000
Typical home value, from the market research on this page
+120%
Typical rise in taxable value the year after a home sells, 2026 Uncapping Study
1
Residential ZIP codes
What financing looks like in Ecorse
At a ~$95,000 median, qualifying is within reach for many renters: roughly $32,000-$38,000 in annual income covers the payment (low-to-moderate down, prevailing rates, ~30% DTI, estimated PITI of $800-$900/month), under the local median income. The catch is taxes. Ecorse carries some of Michigan's highest statutory millage rates: the effective rate is about 1.30%, bundling Wayne County, City of Ecorse, school debt, and four special-authority millages, though low values keep the median bill near $787. Always pull the exact bill before you write an offer. FHA and MSHDA first-time-buyer programs fit this price point perfectly; jumbo and conforming-limit concerns are essentially irrelevant here.
Nearly every Ecorse purchase fits well under the 2026 conforming limit of $832,750, so loan size is rarely the constraint.
The market
The Ecorse housing market
Ecorse is one of the cheapest markets in the region: Redfin pegged the city median near $95,000 in early 2026, with listings from the mid-$40,000s up to about $159,000. Year-over-year movement is noisy because so few homes trade, Redfin flashed roughly -27.9% one month while the trailing-12-month average (~$92,275) was up about 6%, and Zillow projects a modest +1.4% ahead. Call it flat-to-slightly-up. Demand is driven by move-in-ready stock: homes in 48229 go under contract in about 23 days, and clean listings priced $85,000-$110,000 have pulled multiple offers.
Where to look
Ecorse neighborhoods
West Jefferson Avenue corridor (riverfront/east side)
~$70,000-$130,000. The commercial spine running parallel to the Detroit River near John D. Dingell Park; bungalows and colonials, some needing restoration.
High Street / central Ecorse
~$60,000-$110,000. Established core streets with vintage bungalow and Craftsman stock.
Salliotte Road area (west side)
~$70,000-$120,000. Residential pocket around the Ecorse Recreation Center, closer to the Lincoln Park border.
Labadie / Bourassa / Cicotte (French-named streets)
~$55,000-$100,000. Historic working-class blocks on the town's original French street grid.
Schools and commute
Commute
Commute is short: about 11-12 miles to downtown Detroit, roughly 18-20 minutes by car via I-75, or 45-50 minutes by SMART/DDOT bus.
Michigan property taxes
Ecorse 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 Ecorse, our 2026 Uncapping Study found taxable value typically rises about 120% the year after a sale: roughly $7,690 more in first-year tax on a $300,000 home at the local homestead millage. We build your payment on that post-sale number.
In Samantha's words
In Michigan, don't just look at the current tax bill. Understand what could happen after ownership changes.
Local resources
Check Ecorse records yourself
The official offices behind the tax and school details on this page.
- City of Ecorse Assessor, for parcel records and current taxable value
- Ecorse Public Schools, for district boundaries and enrollment
- Wayne County Treasurer, for county property tax records
What our clients say
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Individual experiences. Results vary.
Ecorse mortgage questions
If yours is not here, ask it on the call. There are no dumb questions.
How much does a home cost in Ecorse, MI (48229)?
Ecorse is one of metro Detroit’s most affordable markets. The typical home sells for roughly $90,000-$99,000 (Redfin’s city median was about $95,000 in early 2026), with listings ranging from the mid-$40,000s to about $159,000. Move-in-ready homes priced $85,000-$110,000 have been drawing multiple offers.
How fast do homes sell in the 48229 ZIP code?
Quickly for well-priced listings. Homes in the 48229 ZIP have been going under contract in about 23 days per Redfin, though citywide Ecorse averages can run 40-58 days depending on condition and price.
What are property taxes like in Ecorse?
The effective rate is about 1.30% (above the ~1.02% national median), but because home values are low the median annual tax bill is only around $787. Ecorse is known for carrying some of Michigan’s highest statutory millage rates, bills bundle Wayne County, City of Ecorse, school debt, and several special-authority millages, so always check the exact tax bill on a specific property before buying.
What income do I need to buy a median-priced Ecorse home?
Roughly $32,000-$38,000 a year for the ~$95,000 median home, assuming a low-to-moderate down payment, prevailing rates, and roughly a 30% debt-to-income ratio (estimated PITI of $800-$900/month). That’s close to the local median household income of about $40,000, which makes Ecorse a realistic entry point for first-time buyers.
What is the commute from Ecorse to downtown Detroit?
Short, about 11-12 miles, or roughly 18-20 minutes by car up I-75 in normal traffic. Public transit (SMART/DDOT bus) runs about 45-50 minutes. That proximity is a big part of Ecorse’s appeal for Detroit-area workers.
What schools serve Ecorse and which neighborhoods can I buy in?
Ecorse Public Schools serves the city, including Ralph J. Bunche School and Ecorse Community High School. Because the city is just 3.7 square miles, homes are organized by area rather than large subdivisions, popular sections include the West Jefferson Avenue riverfront near John D. Dingell Park, the central High Street area, the Salliotte Road area near the recreation center, and the historic French-named streets (Labadie, Bourassa, Cicotte, LeBlanc).
Is Ecorse a good place for first-time and investment buyers?
Yes on both counts. Entry prices in the $55,000-$110,000 range, payments below local median income, and quick 23-day sales make it accessible to first-timers using FHA or MSHDA help, while low buy-in and steady rental demand from Downriver commuters make it attractive to small investors. Just budget carefully for the higher-than-average millage.
Communities near Ecorse
Wayne County overviewTalk with a local mortgage expert
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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.
