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Lapeer County, Michigan

Mortgage Broker in Almont, MI

A Michigan mortgage broker's look at buying in Almont: village or township, three school districts, and the county septic and well steps that come with the address.

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What should you know before buying a home in Almont?

Tucked into the southern edge of Lapeer County where M-53 (Van Dyke) meets St. Clair Street, Almont is a small Thumb-country village of roughly 2,850 residents wrapped by greenhouses, nurseries, and crop-and-livestock farms. It reads as a true exurban commuter town: most working households drive south on M-53 toward Macomb County and Metro Detroit's auto and manufacturing plants, with the average resident logging about a 33-minute trip to work. The downtown core around the West St. Clair Street Historic District anchors the village's identity, while Almont Community Schools and the Almont District Library serve as everyday gathering points. At Align Lending, we finance homes for the buyers who want that open-country, historic-main-street setting without giving up a reasonable reach to Detroit-area jobs.

By the numbers

What do the numbers say about Almont housing?

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

$303,000

Typical home value, from the market research on this page

+47%

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

1

Residential ZIP code: 48003

What does financing look like in Almont?

The Census Bureau's American Community Survey (2020 to 2024) puts the median value of an owner-occupied home at $246,500 in Almont village and $297,300 in Almont Township, with margins of plus or minus $18,765 and $20,445. The township's tract outside the village, tract 3400, reads $348,500 with a $31,183 margin, so two Almont addresses can sit at very different prices depending on which side of the village line they fall. Redfin's ZIP 48003 data showed a median sale price near $303,000 in early 2026, and in a ZIP this size that monthly figure moves with the handful of homes that closed. Median household income is $83,537 in the village and $91,519 in the township, and the Census counts 1,050 owner-occupied homes in the village and 2,511 in the township. A mortgage broker in Almont, MI can price the same file with more than one wholesale lender, which helps when the address brings a well, a septic system or a condominium. Start with the homebuyer game plan, compare the numbers on the calculators page and read any offer against how to compare Loan Estimates.

Which loan fits follows the property more than the town. For a one-unit home in Lapeer County the 2026 conforming limit is $832,750 and the FHA limit is $541,287, well above the Census median values here, so jumbo financing rarely comes into play (the loan limits tool shows each county). FHA, VA, conventional and USDA loans each carry their own appraisal and property rules, and the USDA eligibility check reads an address, since USDA decides by map. MSHDA, the state housing authority, publishes its own purchase price limit of $566,355 and down payment assistance of up to $10,000, and the grants and programs guide explains how they pair with a loan. Rural parcels have their own rules in the USDA loan basics guide, and the loan programs hub lists every program. Outside the village, the township's master plan says homes rely on private septic systems, and the Lapeer County Environmental Health office permits wells and septic systems and keeps the standard well and septic records, so a septic home or a well water home adds steps before closing. The Census counts 106 mobile homes in the village, and the village master plan describes Kingsbrook Estates as a manufactured home community with about 233 sites, so whether the land is owned or leased changes the loan (see manufactured home loans). Condominium units such as East Ridge, Stone Ridge and West Creek sit under master deeds written under Michigan's Condominium Act, and a lender reads the project documents too (condominium financing). In Michigan, a home's taxable value is capped while one owner holds it. The year after it sells, that cap comes off and taxable value resets to the state equalized value, which is half of the assessor's estimate of market value, not automatically half of what you paid.

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Almont Township's own 2025 millage sheet adds a 2.25-mill Almont police special assessment that the Michigan Treasury total rates table leaves out, so a principal residence outside the village in Almont Community Schools shows 22.2333 mills in the Treasury table and 24.4833 mills on the township's sheet.

The market

What is the Almont housing market like?

The median sale price in ZIP 48003 was about $303,000 in early 2026, with aggregator value estimates ranging from roughly $275,000 to $303,000. The headline median was down about 17.6% year-over-year, but that figure is volatile in a small market and mostly reflects which homes happened to sell, price per square foot actually rose about 3% to roughly $242. Homes sold in about 42 days on average, up sharply from around 21 days a year earlier, so buyers now have more breathing room than during the 2021 to 2023 rush. Demand is driven by buyers wanting the school district, new-construction subdivisions, and acreage that's hard to find closer to the city.

Village or township

Which Almont is the address in?

The mailing city, the ZIP, the tax unit and the permit office are four different questions. The Census figures come from the township profile and the village profile, and the offices from the village tax page and the township FAQ.

Which ZIP codes cover Almont Township?

By the Census 2020 ZIP-to-township relationship file, ZIP 48003 holds all of Almont village and about 89% of the township's land. A strip along the township's western edge, about 9% of its land, falls in Dryden's ZIP 48428, with smaller pieces in Capac's 48014 and Imlay City's 48444, about 1% each.

Where are the offices and when are they open?

The village office is at 817 North Main Street and answers at 810-798-8528. The township hall at 819 North Main Street answers at 810-798-8521 and is open Monday through Thursday from 8:00 a.m. to 2:00 p.m. The village office is closed on Fridays.

Who answers police and fire calls?

The Almont Police Department's office line is 810-798-8300, and after hours the line is Lapeer County Central Dispatch at 810-667-0292. The Almont Fire Department's line is 810-798-8111, and the township handles burn permits through the fire department.

Where to look

Which neighborhoods make up Almont?

Downtown and West St. Clair Street

The village master plan describes West St. Clair Street as historic homes on larger lots, some on several acres of preserved forest, and says the West St. Clair Street Historic District is on the National Register of Historic Places. The Almont District Library at 213 West Saint Clair Street sits in tract 3405, block group 2, where the Census reports a median owner value of $282,200, plus or minus $26,267.

Northern Downtown Historic Neighborhood

The village master plan places these homes north of East St. Clair Street and west of Van Dyke Road on a traditional street grid, and notes a 1927 elementary school building converted into apartments. The village and township offices at 817 and 819 North Main Street sit on this side of downtown. Census tract 3405, which matches the village line, reports a median owner value of $246,200 and a typical build year of 1985.

Kingsbrook Estates and the north side

The village master plan describes Kingsbrook Estates as a mobile home park on the village's north side, built in 1964 with about 233 sites, narrow sidewalks and a community center. The block group that holds the village offices and the Research Drive industrial park (tract 3405, block group 1) counts 100 mobile homes among 442 housing units, a median owner value of $167,100 with a $17,663 margin, and a typical build year of 1969.

Northeast addition and Fred Schocke Subdivision

The master plan places this area between Van Dyke Road, East St. Clair Street and Kidder Road, with homes of mixed ages, some with attached garages and others with detached ones. Kidder Road at East St. Clair Street falls in tract 3405, block group 2, which the Census counts at 718 owner-occupied and 60 renter-occupied homes, with a typical build year of 1992.

East Ridge and Stone Ridge Condominiums

The village master plan lists East Ridge as 13 duplexes and one single-family home near Almont Road and Kidder Road, and Stone Ridge as nine duplexes and two single-family homes just west of Kidder Road, with sidewalks off the roadway in both. A condominium unit finances through the association's master deed, budget and insurance, so a lender asks for the project documents early.

Drakeshire Farms

The village master plan calls Drakeshire Farms one of the newer subdivisions in the village, mostly built out with only a few lots left, with traditional detached homes and sidewalks throughout. Addresses on Drakeshire and Brookshire Drives fall in tract 3405, block group 2 and ZIP 48003, where the Census counts 692 detached homes among 778 housing units.

K-Lynn Subdivision

The village master plan says K-Lynn was developed in many stages, so it holds detached single-family homes of mixed ages, with the newest phase built out in the 2020s and consistent sidewalks throughout. The Census reports a village median owner value of $246,500, plus or minus $18,765, and 1,050 owner-occupied homes village-wide.

Orchard Hills

The village master plan describes Orchard Hills as a mature, fully built-out subdivision of detached single-family homes, with sidewalks on most streets and a mix of young and mature trees. Across the village the Census counts 1,217 housing units, 975 of them detached single-family homes, with a typical build year of 1985.

West Winds Subdivision and West Creek Condominiums

West Winds is a subdivision of single-family homes, and the master plan describes West Creek Condominiums as a small development of two triplexes with light tan siding and brick exteriors, near Jonathon Drive. The Census counts 1,050 owner-occupied and 125 renter-occupied homes across the village, so buildings like these are a small part of the housing mix.

Hough Road and the south Van Dyke corridor

Hough Road meets Van Dyke Road about a mile south of downtown, in tract 3400, block group 3, which has 433 housing units, all detached single-family homes, and a typical build year of 1992. The Census median owner value is $474,200, but the margin is plus or minus $161,381 because the block group is small, so read it as a wide range, not a fixed price.

Van Dyke corridor from Dryden Road to Hollow Corners Road

The township's master plan places most commercial sites along or near M-53 and concentrates industrial sites on M-53 between Dryden and Hollow Corners Roads. Block group 2 of tract 3400, which holds both intersections, has 661 detached homes, a typical build year of 1987 and a Census median owner value of $334,200, plus or minus $35,690.

Eastern Almont Township acreage

Block group 1 of tract 3400 covers the township's east side, with 457 housing units, 441 of them detached homes and 16 mobile homes, a typical build year of 1992 and a median owner value of $320,700 with a wide $85,886 margin. The township master plan's land use inventory puts 53.4% of the township in agricultural-residential use and 42.1% in residential use.

Schools and commute

Schools

Three districts tax parcels in Almont Township, and the district that bills a parcel follows the parcel's location, not its Almont mailing address. By the Census Bureau's school district boundaries, Almont Community Schools covers about 93% of the township's land and all of the village, Imlay City Community Schools about 6% and Dryden Community Schools under 1%. The Almont district's schools page lists Orchard Primary, Almont Middle School and Almont High School. Michigan Treasury's 2025 total rates give a principal residence outside the village 22.2333 mills in Almont Community Schools, 23.2333 in Dryden Community Schools and 24.7333 in Imlay City Community Schools. Inside the village the Almont figure is 36.8173 mills, because the village levies 13.3150 mills for general operations and 1.2690 mills for its water tower. The township's own 2025 sheet by school district reads 24.4833, 25.4833 and 26.9833 mills for the same three districts, since it adds a 2.25-mill Almont police special assessment, and its school debt lines are 3.0000 mills for Almont, 4.0000 for Dryden and 5.5000 for Imlay City. Parcels that are not a principal residence list higher in Treasury's table: 40.2333, 40.3871 and 42.5637 mills outside the village and 54.8173 inside it. Parcels in the Imlay City district use the Imlay City Community Schools site for district records. Call the township assessor, Andrew Yankee, at 810-798-8521 to confirm which district and which special assessments apply to a parcel, then run the address through the Michigan property tax calculator, which uses the exact 2025 rate for it. How taxable value works explains what changes in the year after a sale.

Commute

Almont sits on M-53, called Van Dyke Road through town, which runs south toward Romeo and Macomb County and north toward Imlay City. The village's downtown development authority describes Almont as reachable from M-59 and I-69. OSRM driving routes from the village hall at 817 North Main Street, with no traffic, give 12 minutes (7.7 miles) to downtown Imlay City, 15 minutes (9.3 miles) to Romeo, 26 minutes (21.2 miles) to Lapeer, 30 minutes (23.0 miles) to Utica, 34 minutes (26.0 miles) to Sterling Heights city hall, 35 minutes (23.3 miles) to downtown Rochester, 44 minutes (38.7 miles) to Flint, 44 minutes (40.0 miles) to Port Huron and 46 minutes (34.9 miles) to Oakland University in Auburn Hills. Weekday traffic runs longer. The Census Bureau's American Community Survey for 2020 to 2024 puts mean travel time to work at about 36 minutes for the township and about 32 minutes for the village (see the township profile). The township's 2025 master plan, drawing on Census OnTheMap job counts for 2020, says 33.4% of township workers held jobs in Macomb County, 27.5% in Oakland County and 13.1% in Lapeer County, and that 2,976 workers traveled out of the township while 272 both lived and worked in it. Inside Almont, the 35-acre Almont Research and Industrial Park off M-53 lists Aristo-Cast Investment Castings, Gear Master and Spring Dynamics, and the master plan places industrial sites along M-53 between Dryden and Hollow Corners Roads. Run a commute against a monthly budget with the calculators page before you pick a side of the village line.

Day to day

Living in Almont

Parks, errands, events, seasonal tasks and the kinds of homes you will see, from the village's events page, the village's residential services page, the downtown authority's Holly Day page, the downtown business directory, the library's site and the Polly Ann Trail site.

What is there to do around Almont?

Almont Community Park covers 14 acres and is shared by the village and township. The five-year recreation plan lists a playground, a picnic pavilion with a kitchen, a ball diamond, a tennis court and a large sledding hill, and the village also owns two small memorial parks, Burley Park and Murphy Park. The pavilion can be reserved from May 1 through September 30, with reservations opening February 14. The Polly Ann Trail, a 36-mile trail through Lapeer and Oakland Counties, crosses General Squier Road less than 4 miles west of downtown.

Where do people run errands?

The downtown authority's directory lists Vinckier Foods and Kommunity Kracker Barrel for groceries, Ace Hardware, a farm and home supply store, Dollar General and the Speedway and Speedy-Q gas stations. The Almont District Library, also called the Henry Stephens Memorial Library, is at 213 West Saint Clair Street and is open 10 a.m. to 7 p.m. Monday through Thursday, 10 a.m. to 5 p.m. Friday and 10 a.m. to 2 p.m. Saturday. Most commercial sites sit along M-53.

What happens here through the year?

The village's events page lists a Music in the Park concert series on Thursday evenings from 7:00 to 9:00 p.m. in Almont Community Park, and says the Almont Homecoming Festival, with a parade, reunions and fireworks, is held once every five years and will be held in 2026. The downtown authority's 2026 Heritage Festival ran September 18 to 20, with a car show and Run Almont. Small Business Saturday is November 28, 2026 at 7:00 a.m., and the 28th annual Holly Day Parade and Festival is Saturday, December 5, 2026.

What does each season mean for a homeowner?

Summer tax bills for 2026 were due September 14, 2026 and winter bills are due February 16, 2027. In the village, garbage pickup is on Fridays, yard waste goes out from April through November, the public works department collects leaves from the third week of October to November 30, and brush chipping runs on the first and third Monday from April through October. Township property owners contract their own trash hauler, and the township's recycling bins behind the hall at 819 North Main Street are open every day around the clock.

Which kind of home are you after?

In-town homes sit on a street grid near downtown and the West St. Clair Street Historic District, and the village's median owner value is $246,500. Village subdivisions such as Drakeshire Farms, K-Lynn and Orchard Hills have sidewalks, and condominiums such as East Ridge and West Creek bring association documents into the loan. Kingsbrook Estates is a manufactured home community, where land ownership changes the loan type. Outside the village, acreage and farmland run on wells and septic systems, with a tract median owner value of $348,500. A builder's page lists Pine Crest as a new-construction community in Almont with a 48003 address.

Michigan property taxes

What will my property taxes be after I buy in Almont?

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 Almont Township, which assesses Almont, our 2026 Uncapping Study found taxable value typically rises about 47% the year after a sale. On a $300,000 home, near the typical Almont value, that is roughly $1,760 more in first-year tax at the village's homestead millage. We build your payment on that post-sale number.

Looking at an Almont 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 mill rates

How do Almont's 2025 mill rates add up?

Rates come from the township's 2025 sheet by school district, Treasury's 2025 total rates and the village tax page. The Lapeer County Treasurer collects delinquent real property taxes, and the Michigan uncapping study shows how the sale year changes a bill.

Which township and county lines apply to every parcel?

The township's sheet lists 1.2700 mills for the township, 0.9709 for the fire department, 1.1736 for Lapeer EMS, 1.4290 for Lapeer law, 1.1699 for the library, 0.1837 for veterans, 0.3149 for the medical care facility and 0.3859 for one more service line, then 3.5733 for Lapeer County, 2.7621 for the Lapeer intermediate school district and 6.0000 for state education. With the 2.25-mill police special assessment, those lines come to 21.4833 mills before school debt.

What does each school district's debt add?

The township's sheet puts 3.0000 mills of school debt on Almont Community Schools parcels, 4.0000 on Dryden Community Schools parcels and 5.5000 on Imlay City Community Schools parcels. Added to the 21.4833 mills above, that gives 24.4833, 25.4833 and 26.9833 mills for a principal residence.

What does the village add to the bill?

The village levies 13.3150 mills for general operations and 1.2690 mills for its water tower bond in 2025 and 2026, and bills a garbage service charge of $177.48 and a 1% administrative fee on collected taxes. Treasury's table shows the village total for an Almont Community Schools principal residence at 36.8173 mills.

What changes for a home that is not a principal residence?

Treasury's 2025 table lists 40.2333 mills outside the village and 54.8173 inside it for Almont Community Schools parcels, 40.3871 for Dryden Community Schools and 42.5637 for Imlay City Community Schools. The principal residence exemption form is available at the township office.

When are the 2026 bills due?

The township's FAQ gives September 14, 2026 for the summer bill and February 16, 2027 for the winter bill, without penalty. Taxes can be paid at the township hall with penalties and interest until March 1, 2027. Eligible village owners can defer the summer bill to February 15 with Form 471.

How do you question a value?

Start with the township assessor, Andrew Yankee, at 810-798-8521 on Mondays from 8:00 a.m. to 2:00 p.m. The township Board of Review reviews assessments in sessions in July and December, and its page lists the members and purpose.

Local resources

Check Almont records yourself

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

What our clients say

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Individual experiences. Results vary.

Almont mortgage questions

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

Is an Almont mailing address in the village or the township?

It can be either, and the mailing city does not say which. The village offices are at 817 North Main Street and the township offices at 819 North Main Street, and they run separate budgets, permits and tax lines. The township assessor, Andrew Yankee, is also the contact the village names for valuation questions and answers at 810-798-8521 on Mondays from 8:00 a.m. to 2:00 p.m., so the township assessor page and the parcel’s tax record settle which unit taxes a house. The property tax calculator uses the exact 2025 rate for an address.

Usually Almont Community Schools, but three districts tax parcels in the township: Almont Community Schools, Imlay City Community Schools and Dryden Community Schools. Michigan Treasury’s 2025 table lists a principal residence outside the village at 22.2333, 24.7333 and 23.2333 mills for those three, and 36.8173 mills in the village. The parcel’s district follows its location, so ask the assessor before you compare two listings that share a town name. The Imlay City district site serves parcels in that district.

For a principal residence in Almont Community Schools, Treasury’s 2025 table shows 36.8173 mills in the village and 22.2333 mills outside it, a difference of 14.5840 mills. That difference is 13.3150 mills for general village operations and 1.2690 mills for the water tower bond, according to the village tax page. The village also lists a garbage service charge of $177.48 and a 1% administrative fee on collected taxes for 2025 and 2026, and the township’s sheet adds a 2.25-mill police special assessment, so ask the assessor which lines apply to a parcel. In Michigan, a home’s taxable value is capped while one owner holds it. The year after it sells, that cap comes off and taxable value resets to the state equalized value, which is half of the assessor’s estimate of market value, not automatically half of what you paid.

Homes inside the village use village water and sewer, and homes outside it generally use a well and septic system. The village master plan says its water comes from the Great Lakes Water Authority through a pump station added in 2014 and 2015, with a 300,000-gallon water tower built in 2008, and that it runs its own wastewater plant, first completed in 1958, with capacity of 470,000 gallons a day. Outside the village the county sewage page and drinking water and well page describe Lapeer County Health Department permits, and a negative bacteria sample is required for a new well. For a village sale, the village clerk and treasurer page asks title companies to request a final water bill, since the online amount is not the final one.

It depends on the side of the village line. The village contracts building, rental inspection and zoning administration to Construction Code Authority in Lapeer at 810-667-0420, as its permits page explains. Almont Township runs its own building department at 810-798-8521, extension 206, and a zoning administrator at extension 207. A deck, fence, pool or pond permit for a township house goes to the township, and the same project in the village goes to Construction Code Authority.

Yes, through the township, and the county checks the taxes first. The township’s assessor page lists a land division request form, a Lapeer County Land Division Tax Payment Certification form and a land combination application, and the township keeps a land division ordinance. For acreage, the land divisions still available can change what the land is worth, so ask the seller what splits are available and have the title company confirm them. The rural home buying guide covers the loan side of acreage.

Ask about the township’s 2.25-mill Almont police special assessment, the village garbage service charge of $177.48 and any county drain assessment on the parcel. The Lapeer County Drain Commissioner manages about 260 county and inter-county drains and lists 2026 special assessments on its page. Ask the title company to confirm what is on the parcel, and whether an assessment is paid in yearly installments, before you sign.

Look the address up on FEMA’s Map Service Center. If the map puts the home in a high-risk zone, the lender requires flood insurance, and a quote before you write an offer shows the cost. Almont Township’s master plan says the building official reviews floodplain locations, so a permit for an addition goes through that review. The flood zone guide walks through the steps.

Before you sign

What should you settle on an Almont house before closing?

These steps come from the village, the township and Lapeer County pages named in each line, and each one can change a loan approval or a closing date.

Communities near Almont

Lapeer County overview

Guides for Almont buyers

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Loan options

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Sources

Where do the Almont figures on this page come from?

41 sources behind the Almont figures above, every link checked November 2026.

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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