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Mortgage Broker in Algoma Township, MI

An Algoma Township house can carry a Rockford, Sparta, Cedar Springs or Comstock Park mailing address, and three school districts split the township, so the envelope does not tell you the tax rate. Samantha starts from the parcel: its school code, its well and septic or sewer, and any river setback, then compares your loan across multiple wholesale lenders.

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Buying a home in Algoma Township

Algoma Township, in Kent County, is home to about 12,264 residents in the Census Bureau's 2020 to 2024 American Community Survey (12,055 in the 2020 census) across about 34 square miles of land. Its ZIP codes also reach into Cannon Township and Plainfield Township, so the parcel record, not the mailing address, shows which unit's tax rates apply. Downtown Grand Rapids is about 14 miles south in a straight line.

By the numbers

Algoma Township housing and mortgage snapshot

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

$358,000

Typical home value, from the market research on this page

+44%

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

4

Residential ZIP codes: 49345, 49341, 49319, 49321

What financing looks like in Algoma Township

Four ZIP codes reach Algoma Township and it is the smaller part of each, so ZIP code sales figures mostly describe the towns around it. For the three months ending September 2026, Redfin put the median sale at about $463,000 in Rockford 49341, with homes selling in about 14 days, about $371,000 in Sparta 49345, in about 10 days, and about $335,000 in Cedar Springs 49319, in about 7 days. Algoma holds roughly 16% of the homes in 49341, 24% in 49345 and 9% in 49319, so those medians mostly describe Cannon, Courtland, the City of Rockford, the Village and Township of Sparta and Solon. For the township alone, owners told the Census their homes were worth a median of $357,600 in the 2020 to 2024 survey, with the lower quarter below about $254,600 and the upper quarter above about $464,500. A typical Algoma price sits under the 2026 FHA limit of $541,287 and far under the conforming limit of $832,750. That leaves conventional, FHA and VA financing open, and jumbo financing matters only if the amount you borrow is above the conforming figure.

The utilities are the first thing to pin down. The township's 2025 master plan says the City of Rockford supplies water and sewer in the southeast corner next to the city, Plainfield Township serves a small number of properties along 10 Mile Road near Algoma Avenue, and the Camp Lake area on the west side has the township's own sewer system, with the Village of Sparta taking the wastewater. Outside those three areas, expect a private well and an onsite septic system, and schedule a water test and a septic look while the inspection contingency is open. The Kent County Health Department offers a well and septic real estate evaluation for that purpose. Second, the land: the Rogue River crosses the south half of the township, and it is a state designated Natural River with its own zoning district, which matters if you plan an addition, a pole barn or a new house near the water. Third, the structure: the Census counts about 216 mobile or manufactured homes in the township, most of them on the east side, and a manufactured home on land you own and on a permanent foundation is financed differently from one in a community on leased land.

Public roads belong to the Kent County Road Commission, and the master plan's road map marks which ones are still unpaved, worth a look if you commute in winter. Taxes are billed in two installments, summer from July 1 and winter from December 1, and the escrow we set up starts from the parcel's real bills under its own school code, never from a number printed on the listing. First-time buyers under MSHDA's income limits can look at the MI 10K, a $10,000 down payment loan that rides with a MI Home Loan on homes up to $566,355. It comes due when the home is sold or refinanced, the mortgage is paid off, or you move out.

Algoma Township's own hall at 10531 Algoma Avenue has a Rockford 49341 address yet sits in Sparta Area Schools, and so do about 1 in 10 Algoma homes with a Rockford mailing address. Michigan Treasury's 2025 homestead totals inside the township were 31.10 mills with Rockford, 30.90 with Sparta and 29.75 with Cedar Springs.

The market

The Algoma Township housing market

The Census Bureau's American Community Survey puts the median owner-occupied home value in Algoma Township near $357,600, across about 4,255 owner-occupied homes, with a median year built of 1995. The typical home value in Algoma Township is near $358,000. Homeowners pay a median of about $3,757 a year in property taxes, an effective rate of about 1.05% of the median value.

Mailing addresses

Rockford, Sparta, Cedar Springs or Comstock Park: Algoma's four ZIP codes

Placing each 2020 census block in its ZIP code area shows where the township's 4,376 homes get their mail. Algoma is a minority of every one of them, so a ZIP code median from Redfin describes its neighbors as much as the township.

49341, Rockford: about 53% of homes

About 2,320 homes across the south and east, from Edgerton Avenue and Wolven Ridge to Summit Avenue and 13 Mile. Algoma makes up about 16% of this ZIP code, behind Cannon, Courtland and the City of Rockford, and about 1 in 10 of its Algoma homes is in Sparta Area Schools. Redfin's median was about $463,000.

49345, Sparta: about 29% of homes

About 1,280 homes on the west side, Camp Lake, High Lake and much of Fonger Street, plus a strip in the north. Algoma holds about a quarter of this ZIP code, after the Village and Township of Sparta. Most of these homes are in Sparta Area Schools, but about 230 on the north side are in Cedar Springs. Redfin's median was about $371,000.

49319, Cedar Springs: about 14% of homes

About 590 homes in the north and northeast, around Indian Meadows, Evergreen Farms and the 14 Mile exit, all in Cedar Springs Public Schools. Algoma is about 9% of this ZIP code, which centers on Solon, the City of Cedar Springs and Nelson. Redfin's median was about $335,000.

49321, Comstock Park: about 180 homes

A pocket of the southwest near 10 Mile Road and Algoma Avenue, split between Sparta and Rockford schools. Comstock Park 49321 belongs mostly to Alpine and Plainfield townships, so these homes are under 3% of it.

Where to look

Algoma Township neighborhoods

Camp Lake, Indian Lakes and Division Avenue

The west edge off Division Avenue: Camp Lake, about 134 acres with a public boating access site, the two Indian Lakes to the north, and the township's Camp Lake Park on Warbler Drive with its play area, shelter and sledding hill. About 370 homes by the 2020 count on roughly 2.7 square miles, many on small lakefront lots where summer cottages have become year-round houses. Sparta 49345 addresses and Sparta Area Schools throughout, and this is the area the township's Camp Lake sewer system serves. The Census block group covering this area and the High Lake side puts owner values near $331,000, with a margin of about $49,000 either way, and a typical home from 1990.

High Lake, Algoma Highlands and the Township Hall

The middle of the west side, from High Lake (about 17 acres) and the smaller Whit, Wallace and Low lakes over to the Township Hall and the Algoma Sports Park at Algoma Avenue and 13 Mile Road, with three ball fields, a soccer field and a walking path just over half a mile long. Algoma Highlands, Eaglewood, Aspen Meadow and Tebeau Drive are among the streets. About 530 homes on about 7.6 square miles, all in Sparta Area Schools, though roughly 140 of them, the hall included, carry a Rockford 49341 address. Owner values and age follow the same block group as Camp Lake.

Fonger Street, Pine Island Drive and Lake Gerald

The southwest quarter between 10 Mile Road and the Rogue River: Chalmers Park at Fonger and Pine Island with its ball fields and the old fire station museum, Lake Gerald, Booth Bay, Cedar Pines and White Trillium streets, and the river frontage the township maps for its Rogue River water trail. About 590 homes. The mix of addresses is the widest in the township, roughly 220 Sparta 49345, 190 Rockford 49341 and 180 Comstock Park 49321, and the school line splits it too, about 340 homes in Sparta Area Schools and 260 in Rockford. Owners here put values near $453,000, more than in any other Algoma block group, and the typical home dates from 1996.

Edgerton Avenue, Saddle Ridge and Rivers Edge Park

The south middle along Edgerton and Algoma avenues: Saddle Ridge, Four Seasons, Prasada and Rogue Wood, Rockford Public Schools' Edgerton Trails Elementary at 9605 Edgerton Avenue, opened in 2024, and Rivers Edge Park on the Rogue north of 12 Mile with river trails and a fenced dog park. The township's Edgerton fire station sits just north of 13 Mile. About 670 homes in 2020, nearly all Rockford 49341 and about 540 in Rockford Public Schools. The Census survey counts about 1,050 homes here, every one detached, a sign of recent building, though that margin is wide. Owner values near $411,000, typical home from 1997.

Wolven Ridge, Veld Creek and the 10 Mile corridor

The southeast corner where Algoma meets the City of Rockford: Wolven Ridge, Hopewell, Lapham, Prestonwood and the Veld Creek streets, with the Meijer store on 10 Mile Road. About 580 homes inside the township, all Rockford 49341 and Rockford Public Schools, and the Census block group runs past the city line to take in about 265 more. It is the newest and most varied housing in Algoma, with a typical home from 2011, and besides detached houses the block group counts about 100 attached homes and the township's only buildings of ten or more units. Owner values near $451,000 on that combined area. The City of Rockford supplies water and sewer to much of this corner.

Summit Avenue, Trestle Park and Serenity Lake

East of US-131 between the Rogue River and 13 Mile Road: Trestle Park on Summit Avenue, where the White Pine Trail crosses an old stone trestle and a connector path reaches the trail, small Serenity Lake (about 15 acres) and the Rogues Edge and River Run streets near the water. About 330 homes, Rockford 49341 and Rockford Public Schools. The block group shared with the next area puts owner values near $260,000, the lowest in the township, with a typical home from 1988 and about 190 mobile or manufactured homes in its count.

13 Mile Road, Northland Drive and Summit Forest

The east strip between US-131 and the Courtland line around 13 and 14 Mile roads: Summit Forest, Wierengo's Way, Porter Hollow and a cluster of streets named for planets and constellations, Saturn, Pluto, Gemini and Orion among them, with Northland Drive's businesses along the east edge. About 550 homes, almost all Rockford 49341 and Rockford Public Schools, with a few dozen on the north end in Cedar Springs schools. Census figures are shared with the Summit Avenue block group.

Indian Meadows, Hoskins Lake and Cedar Creek

The north middle, where Cedar Creek and Little Cedar Creek wind south toward the Rogue: Indian Meadows, Crystal Ridge, Hoskins Lake and acreage homes along Indian Lakes Road and Algoma Avenue up to 16 Mile. About 240 homes on roughly four square miles. Addresses split between Sparta 49345 and Cedar Springs 49319, and about two in three homes are in Cedar Springs Public Schools, the rest in Sparta. The block group covering the north end puts owner values near $323,000 and the typical home in 1986, and every home in its survey count is owner lived.

Evergreen Farms, Russell Ridge and the 14 Mile exit

The northeast quarter, the township's main farm country according to its master plan, from the US-131 exit at 14 Mile Road up to 16 Mile and Northland Drive, across the intersection from Cedar Springs Middle School. Evergreen Farms, Russell Ridge and Tyler Way are among the subdivisions. About 515 homes, all in Cedar Springs Public Schools, most with Cedar Springs 49319 addresses and about 100 with Sparta 49345. Owner values and age follow the same north block group as Indian Meadows.

Schools and commute

Schools

Three districts divide Algoma Township, and none of them is named for it. Census school district lines put about half of the 4,376 homes counted in 2020 in Rockford Public Schools, across the south and east, about 31% in Sparta Area Schools on the west side, which also holds the largest share of the land, and about 19% in Cedar Springs Public Schools across the north and northeast. Rockford's Edgerton Trails Elementary on Edgerton Avenue, opened in 2024, is the district school inside the township. The district changes the bill, though less here than in many townships: Michigan Treasury's 2025 homestead totals were 31.10 mills with Rockford, 30.90 with Sparta and 29.75 with Cedar Springs, so the widest gap is about $135 a year on $100,000 of taxable value. The lines do not follow mailing addresses. The Township Hall itself has a Rockford address and a Sparta school code, and some Sparta 49345 addresses on the north side are in Cedar Springs schools. The parcel record carries the school code that counts.

Commute

US-131 runs along the east side of the township with exits at 10 Mile Road (exit 97) and 14 Mile Road (exit 101), and Algoma Avenue, Edgerton Avenue and Northland Drive carry most local traffic north and south. From the Township Hall at Algoma Avenue and 13 Mile, outside rush hour, downtown Sparta is about 9 minutes away, downtown Rockford about 12, downtown Cedar Springs about 13, Corewell Health's Butterworth campus about 21 minutes, downtown Grand Rapids about 22, Meijer's headquarters in Walker about 27, Amway in Ada about 30, Gerald R. Ford International Airport about 38 and downtown Muskegon about 55. The master plan lists Corewell Health, Meijer, Gordon Food Service, Amway, Steelcase and Lacks Enterprises as the large Kent County employers within reach. The 2020 to 2024 Census survey has workers here averaging about 28 minutes each way, about 2 in 5 commuters need 30 minutes or longer, and about 1 worker in 7 works from home (Census Reporter). For a run or a ride, the White Pine Trail crosses the east side by Trestle Park.

Before closing

What to settle on an Algoma Township house

Seven items, all tied to the parcel, are worth closing out before your contingencies expire.

  • The township and the school code. A Rockford, Sparta, Cedar Springs or Comstock Park address can belong to more than one unit, and the school code on the parcel sets the millage. The assessing office at 10531 Algoma Ave. NE, 616-433-1424, is open Tuesdays and Thursdays, and parcel records are online through the township's parcel lookup. The township office, 616-866-1583, is open Monday through Thursday and closed Fridays.
  • Water and sewer. Ask whether the address takes City of Rockford or Plainfield Township service or sits in the Camp Lake sewer area. If not, it runs on a well and septic system, so get the permits and order your own well test and septic evaluation.
  • The river. Near the Rogue, ask the planning and zoning office, 616-433-1425, which Natural River setback applies before you plan any building. The DNR's Natural Rivers program explains the designation.
  • The road. Public roads belong to the Kent County Road Commission. If the road is private, send the lender the road agreement or association papers in the first week.
  • The structure. For a manufactured home, confirm whether the land is owned and the home is on a permanent foundation. For a condominium or site condominium, read the master deed and bylaws.
  • Flood map. Enter the address in FEMA's Flood Map Service Center, especially near the Rogue River, Cedar Creek or Camp Lake.
  • After closing. Send the assessor a Property Transfer Affidavit, and file the principal residence exemption affidavit. Per the Treasurer's page, summer taxes are payable July 1 through September 14 and winter taxes December 1 through February 14 without penalty.

Every neighborhood value on this page is a Census five-year estimate for 2020 to 2024 with a margin that can reach about $60,000, so sales on the same road are the better guide to an offer.

Michigan property taxes

Algoma Township 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 Algoma Township, our 2026 Uncapping Study found taxable value typically rises about 44% the year after a sale. On a $350,000 home, near the typical Algoma Township value, the first-year tax goes up roughly $1,590 to $1,670, depending on the school district. The largest share of homes here is in Rockford schools (about $1,670); Sparta schools homes run about $1,660 and Cedar Springs schools homes about $1,590. Your address decides which applies. We build your payment on that post-sale number.

Looking at an Algoma Township 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

I'd much rather somebody ask me, "Why are your taxes higher than what I'm seeing online?" than have them build a housing budget around the wrong assumption.

Treasury, 2025

Algoma's three homestead rates beside its neighbors

Each mill is $1 of tax per $1,000 of taxable value. For a purchase, Samantha budgets with half the price multiplied by the homestead millage, a deliberately cautious figure she uses for planning, not the amount the law will set.

Rockford side: 31.10 mills

About half of Algoma's homes. On a $358,000 house, the typical township value, Samantha's planning number is about $5,570 a year, while owners already in place, many still on capped values, reported a median bill of $3,757.

Sparta side: 30.90 mills

About 3 in 10 homes, on the west side. The same $358,000 house plans at about $5,530 a year, only about $40 less than on the Rockford side.

Cedar Springs side: 29.75 mills

About 1 in 5 homes, in the north. The same house plans at about $5,320, roughly $250 less than on the Rockford side.

Same districts next door: 27.27 to 33.07

Rockford schools homes paid 30.20 mills in Courtland, 31.07 in Cannon and 32.64 in Plainfield. Sparta schools homes paid 28.83 in Sparta Township and 33.07 in Alpine. Cedar Springs schools homes paid 28.85 in Courtland and 27.27 in Solon.

Inside the city or village: 40.83 to 44.22

A house a few minutes away inside the City of Rockford started 2025 at 42.26 mills, the Village of Sparta at 40.83 and the City of Cedar Springs at 44.22, because each adds its own operating levy.

A rental or second home: 47.07 to 49.10

A non-homestead parcel pays the 18-mill school operating tax (a little less on the Cedar Springs side): 49.10 mills on the Rockford side, 48.90 on the Sparta side and 47.07 on the Cedar Springs side.

Local resources

Check Algoma Township records yourself

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

What our clients say

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Algoma Township mortgage questions

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

What are homes in Algoma Township selling for?

The Census median for owner homes in the township was $357,600 for 2020 to 2024. Across its block groups the figure runs from about $260,000 on the east side near Summit Avenue to about $453,000 in the southwest around Fonger Street and Lake Gerald. Redfin’s three-month medians to September 2026 ran about $463,000 for Rockford 49341, $371,000 for Sparta 49345 and $335,000 for Cedar Springs 49319, figures shaped mostly by the towns that share those ZIP codes. The appraisal on your house will lean on nearby sales, not on any of these medians.

It may be. By Census ZIP areas, about 53% of the township’s homes have a Rockford 49341 address, 29% Sparta 49345, 14% Cedar Springs 49319 and about 180 in the southwest Comstock Park 49321, and every one of those ZIP codes covers other places too. The Census geocoder puts 10531 Algoma Ave NE, Rockford and 1182 Fonger St NE, Sparta in Algoma Township, while 3500 10 Mile Rd NE, Rockford, home of the archery center Algoma helped build, is in Plainfield Charter Township. The assessor’s parcel record settles which unit taxes the house.

Rockford Public Schools for about half the homes, Sparta Area Schools for about 3 in 10 and Cedar Springs Public Schools for about 1 in 5. Treasury’s 2025 homestead totals were 31.10, 30.90 and 29.75 mills, so the spread is about $135 a year on $100,000 of taxable value. Look for the school code on the tax bill, since the mailing town often points to a different district.

Only a few corners of the township have public service. Per the 2025 master plan, the City of Rockford supplies water and sewer in the southeast corner, Plainfield Township serves a few properties on 10 Mile Road near Algoma Avenue, and the Camp Lake area has the township’s sewer system, billed through the township, with the Village of Sparta taking the wastewater. Most other homes use a private well and septic system. Ask the seller for the well log and septic permit and test both before your contingency ends. The Kent County Health Department offers a real estate evaluation of both.

Only if the building is in a mapped high-risk zone, and that is decided address by address. Enter the address in FEMA’s Flood Map Service Center: when the house itself falls inside a high-risk area, any federally backed mortgage comes with required flood coverage. On a lot along the Rogue, Cedar Creek or one of the lakes, the mapped line sometimes crosses the yard and not the house, and a FEMA Letter of Map Amendment can then lift the requirement.

Plan for setbacks. The Rogue is a state designated Natural River, and the DNR’s management plan for it sets new buildings at least 150 feet from the river’s edge on the main stream and 100 feet on designated tributaries, inside a 300-foot Natural River district. Algoma carries the rules in its own N-R Natural River zoning district, so ask the Planning and Zoning Administrator, 616-433-1425, for the exact setback on the parcel before you price an addition, a pole barn or a new house.

The Kent County Road Commission maintains the public roads, at 616-242-6900. Owners or an association keep up a private road, and on a conventional loan the lender will want to see the recorded road maintenance agreement. Camp Lake sewer customers also get a sewer usage bill from the township. Ask the Treasurer, 616-433-1422, for any special assessment or balance on the parcel before closing.

You can, but plan on a bigger tax bill. Once the principal residence exemption is gone, the 2025 Treasury totals rise to 49.10 mills on the Rockford side, 48.90 on the Sparta side and 47.07 on the Cedar Springs side, which adds roughly $1,730 to $1,800 a year for each $100,000 of taxable value. Any condominium or site condominium sets its own leasing rules in the master deed and bylaws. Financing differs too, since a home you will not occupy is a second home or investment loan, so share the plan in the first conversation.

Talk with a local mortgage expert

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

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    Tell us what you are trying to do

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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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