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Washtenaw County, Michigan

Mortgage Lender in Ann Arbor, MI

Local mortgage guidance for Ann Arbor buyers and homeowners, with options shopped across multiple wholesale lenders and one Michigan broker who stays with your file.

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Buying a home in Ann Arbor

Ann Arbor is Washtenaw County's university city, home to roughly 122,000 people, and its economy leans on the University of Michigan and Michigan Medicine, about 30,000 jobs between them, with Toyota's Technical Center, Trinity Health and Domino's headquarters adding depth (Wikipedia). That steady, salaried payroll is why home values here stay firm even when the wider Michigan market cools.

The housing changes as you move around the campus core. Early-1900s porches fill the Old West Side and Water Hill, Kerrytown and the blocks near Central Campus hold scarce pre-1930 homes within walking distance of Main Street, the Northside runs up toward the forested Village of Barton Hills, and the south side around Briarwood Mall and the I-94 and US-23 interchange, much of it in Pittsfield Charter Township, mixes condos with golf-course homes. The 48109 ZIP is the campus itself, so buyers there are really shopping the neighborhoods around it.

Prices follow that map. Against a citywide typical value near $489,000 (Zillow), the south side's 48108 median sits around $415,000, 48104 runs near $516,600, the west side's 48103 around $528,000, and the north side's 48105 about $571,000 to $608,000. Homes citywide sell in roughly 30 days, while 48108 runs closer to 65.

By the numbers

Ann Arbor housing and mortgage snapshot

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

$489,000

Typical home value, from the market research on this page

+39%

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

1.58%

Effective property tax rate, as a share of value

5

Residential ZIP codes: 48103, 48104, 48105, 48108, 48109

What financing looks like in Ann Arbor

To comfortably carry the ~$525K west-side median, plan on roughly $150,000-$165,000 in household income, assuming 20% down, a ~$420K loan near 7%, and monthly PITI around $3,700. That sits well above Ann Arbor's ~$82,212 median household income, so dual incomes and larger down payments are common. Budget for an effective property tax rate near 1.58% (total millage ~37.7, with city operations ~22.1 and Ann Arbor Public Schools ~10.9 mills), higher than Michigan's 1.05% median (City of Ann Arbor). At this price point most purchases stay within conforming limits, but upper Old West Side estates can tip into jumbo territory. MSHDA down-payment assistance helps qualifying first-time buyers, though income caps exclude many here.

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Most Ann Arbor purchases fit under the 2026 conforming limit of $832,750; only the largest homes need a jumbo loan.

Sub-markets

Ann Arbor housing market by ZIP code

Ann Arbor spans 5 residential ZIP codes, and they are different sub-markets.

ZIP 48103, near $528,000

The 48103 ZIP carries a median sales price around $528,000 per RealtyTrac, pricier than the citywide Zillow typical value of about $489,000, which is up roughly 3.6% year over year (Zillow). Homes citywide are now selling in about 30 days, up from 23 a year earlier (Redfin), but west-side micro-markets diverge: the Old West Side moves in roughly 20 days while Water Hill sits closer to 36. Demand is driven by university and hospital employment, the scarcity of historic homes near downtown, and walkable access to the farmers market and Main Street. Small neighborhood YoY swings reflect thin sample sizes, not a citywide decline. Named areas: Old West Side, Water Hill, Dicken / Lawton.

ZIP 48104, near $516,637

The typical home value in 48104 sits near $516,637 as of mid-2026, up about 3.0% year over year and running ahead of the citywide Ann Arbor figure of roughly $489,000 (Zillow). Homes citywide spend around 30 days on market (up from 23 a year earlier), but central, walkable pockets like Kerrytown move closer to 20 days (Redfin). What drives the premium: a constrained supply of pre-1930 historic homes, top-rated schools, and the gravitational pull of the university and its hospital system. When a well-located bungalow or Colonial lists in 48104, it rarely sits long. Named areas: Kerrytown, Burns Park, Ann Arbor Hills.

ZIP 48105, near $571,000

As of early 2026 the median sale price in ZIP 48105 sits around $571,000 to $608,000, up a sharp 12.6% to 14.2% year over year per Redfin. Homes go under contract in roughly 37 to 46 days and average about three offers apiece, a sign that constrained inventory is meeting persistent university and hospital demand. Pricing splits dramatically by neighborhood: the Northside averages closer to $385,000, while the Village of Barton Hills carries a typical Zillow value near $1.3 million (up about 3.5% YoY). Buyers should expect competition for well-kept homes near AAPS schools and the Huron River. Named areas: Village of Barton Hills, Northside, Orchard Hills / Northeast Ann Arbor.

ZIP 48108, near $415,000

Homes in 48108 have been selling for a median of roughly $415,000 in early 2026, according to Redfin, noticeably below the citywide Ann Arbor typical value of about $489,000 (Zillow). Year-over-year movement is best read as flat to slightly down; Redfin's small monthly samples showed a sharp drop, but broader Ann Arbor metrics point to a roughly flat-to-up longer trend. Homes spend about 65 days on market, essentially unchanged from a year earlier, a balanced market where well-priced, move-in-ready listings still move and dated ones sit. Demand is driven by stable institutional employment, easy freeway access and the wide price ladder within the ZIP, from condos to golf-course estates. Named areas: Travis Pointe, Stonebridge, Arbor Woods.

ZIP 48109, near $489,000

Ann Arbor's typical home value sits near $489,000, up about 3.6% over the past year per Zillow. Citywide, homes sell in roughly 36 days, and Redfin scores the market around 73/100, "very competitive," with multiple offers common. Pace is not uniform, though: central and downtown listings closest to campus have actually run slower in 2026 (60 to 120-plus days), while suburban-edge neighborhoods move faster. Demand is driven by faculty, physicians, residents, and dual-income professional households tied to the University and Michigan Medicine, a renewing pool of buyers that keeps the campus-adjacent historic districts tight regardless of national rate swings.

Where to look

Ann Arbor neighborhoods

Old West Side

($450,000 to $1,100,000; median ~$560K-$600K), Historic district of early-20th-century homes just west of downtown; sells fast, around 20 days.

Water Hill

(~$400,000 to $700,000; median ~$499K), Walkable, artsy enclave between downtown and Kerrytown, known for its annual Water Hill Music Fest.

Dicken / Lawton

(~$350,000-$600,000), Family-oriented west-side area near Dicken and Lawton elementary schools, Lawton Park, and Dicken Woods Nature Area.

Kerrytown

(~$550,000 to $1,400,000, median ~$980K): vibrant and very walkable by the market, Zingerman's, and the Huron River; historic homes plus new luxury condos, with fast ~20-day sales.

Scio Township / far west 48103

(~$350,000-$650,000), More suburban, newer subdivisions on the western edge of the ZIP.

Burns Park

(~$650,000 to $1,500,000, avg ~$810K): picturesque, highly coveted central blocks next to U-M and downtown; medium-to-large single-family homes feeding Burns Park Elementary.

Ann Arbor Hills

(~$700K-$1.2M+): established, leafy upscale east-side neighborhood near U-M and the Arb.

Village of Barton Hills

(~$900,000-$2M+): exclusive forested enclave along Barton Pond, half-acre-plus lots, architect-designed homes from the 1920s on; home to the 1917 Barton Hills Country Club.

Northside

(~$300,000 to $500,000): established neighborhood off Barton Drive averaging about $385K, the most attainable entry into 48105.

Orchard Hills / Northeast Ann Arbor

(~$450,000-$750,000): family subdivisions served by strong AAPS schools.

Glacier Highlands

(~$400,000-$650,000): mid-century subdivision popular with university faculty and staff.

Earhart Village

(~$300,000-$500,000): condo and townhome community off Earhart Road.

Schools and commute

Schools

Schools: Ann Arbor Public Schools (~32 schools, ~17,000 students, ~17:1 ratio) serve the ZIP, commonly Burns Park Elementary, Tappan Middle, and Pioneer High. Most of the ZIP attends Ann Arbor Public Schools (including Ann Arbor STEAM at Northside); the northern fringe toward Northfield Township falls in Whitmore Lake Public Schools. The 48108 ZIP spans an unusually wide price ladder: Most addresses are served by Ann Arbor Public Schools, while the southern Pittsfield Township edge falls into Saline Area Schools, consistently among Washtenaw County's top-ranked districts.

Michigan property taxes

Ann Arbor 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 Ann Arbor, our 2026 Uncapping Study found taxable value typically rises about 39% the year after a sale: roughly $2,230 more in first-year tax on a $300,000 home at the local homestead millage. We build your payment on that post-sale number.

How Michigan taxable value works

In Samantha's words

Don't build your budget around somebody else's tax bill. The seller's tax history tells us something about the property. It does not automatically tell us what your taxes are going to look like as the new owner.

Local resources

Check Ann Arbor records yourself

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

What our clients say

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Kevin was great! Very helpful, knowledgeable and communicative throughout my refinance.
Sarah DJune 2025
★★★★★
Taylor is the best. She's so sweet and has great rates. If you need a skilled loan officer, she's the one to talk to.
Ben DavisFebruary 2025
★★★★★
Everyone at Align knows what they’re doing. Ryan took the time to answer every question I had, and overall made the process as a first time home buyer stress-free.
Mark KOctober 2024
★★★★★
Travis and the team at Align Lending are hands down the best mortgage option for anyone looking to buy or refinance. Travis spent as much time as it took to be sure I was in the best spot to buy a house and stuck with me through it all. I am so proud of my home and none of it would have been possible without Travis.
Travis KrakowskiAugust 2024
★★★★★
Very professional and knowledgeable, highly recommend for your lending needs!
Realnvest AcademyJune 2024
★★★★★
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Justin BartonJune 2024
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Individual experiences. Results vary.

Ann Arbor mortgage questions

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

What is the median home price in Ann Arbor's 48103 ZIP code in 2026?

The 48103 ZIP code has a median sales price around $528,000 (RealtyTrac), making it one of Ann Arbor’s pricier west-side areas. Citywide, Zillow puts the typical Ann Arbor home value near $489,000, up about 3.6% year over year as of spring 2026.

Not many. 48109 is the University of Michigan campus footprint, Central Campus, North Campus, and the Michigan Medicine hospital complex, so it is mostly dorms, academic buildings, and medical facilities. Buyers searching ‘48109’ almost always end up purchasing in the adjacent residential neighborhoods like Burns Park, the Old West Side, Kerrytown, Water Hill, and Northside, all within walking or biking distance of campus.

Roughly $145,000-$160,000 a year. On a ~$517K home with 20% down (about a $413K loan) at a ~6.5% 30-year rate, you’d see about $2,600/month in principal and interest plus roughly $680/month for property taxes and insurance. Keeping that near a 28% front-end ratio points to about $150K in household income; a smaller down payment or higher rate raises the bar.

Ann Arbor’s median effective property tax rate is about 1.58% of value (Washtenaw County’s median is ~1.44%). Michigan taxes Taxable Value, roughly half of market value, at the local millage plus a 1% admin fee. Barton Hills village levies an additional municipal millage on top of Ann Arbor schools and county rates.

About 65 days on market on average in early 2026, roughly flat versus the prior year. That points to a fairly balanced market – well-priced, move-in-ready homes still move quickly, while higher-priced or dated listings can sit longer.

Ann Arbor’s typical home value is around $489,000 (up ~3.6% year over year per Zillow), but the historic neighborhoods closest to campus run higher. Burns Park averages roughly $705,000 (North Burns Park tops $1 million), and the Old West Side carries a median near $600,000. More moderate options exist on the Northside near North Campus, generally in the $350K-$650K range.

The ZIP spans north and northeast Ann Arbor and includes the gated-feeling Village of Barton Hills (~$900K-$2M+), the more attainable Northside (~$300K-$475K), Orchard Hills/Northeast Ann Arbor (~$450K-$750K), Glacier Highlands (~$400K-$650K), and condo communities like Earhart Village (~$300K-$500K).

48104 is served by Ann Arbor Public Schools (AAPS), a district of about 32 schools and 17,000 students with a roughly 17:1 student-teacher ratio. Within the ZIP, homes commonly feed into schools such as Burns Park Elementary, Tappan Middle School and Pioneer High School.

Barton Hills is one of Michigan’s wealthiest and most private communities, a 316-resident village laid out by the Olmsted Brothers (the firm behind Central Park) along Barton Pond on the Huron River. Homes were architect-designed from the 1920s on, and the Barton Hills Country Club, founded in 1917, remains the village’s only business.

Downtown Detroit is about 43 miles east via I-94, typically a 45-55 minute drive off-peak. Rush-hour traffic between 7-9 a.m. and 4-6:30 p.m. can push it to 60-90 minutes. Amtrak’s Wolverine line and regional buses offer car-free alternatives.

It has strong fundamentals: a constrained supply of historic homes, steady ~3% annual appreciation, fast sales in walkable areas like Kerrytown (~20 days on market), and durable rental demand from the University of Michigan’s ~30,000 employees and large student population. The trade-offs are high entry prices and above-average property taxes (~1.58%).

Yes. MSHDA’s MI Home Loan offers up to $10,000 in down payment assistance as a zero-interest, no-monthly-payment loan repaid when you sell or refinance. You generally need a 640+ credit score, to be a first-time buyer (no ownership in 3 years), to complete a homebuyer education class, and to stay under the statewide sales price limit of $566,355 (effective June 1, 2026), which fits much of Ann Arbor’s market but not the priciest campus-area homes.

Communities near Ann Arbor

Washtenaw County overview

Guides for Ann Arbor buyers

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Loan options

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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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