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Genesee County, Michigan

Mortgage Broker in Clio, MI

Most homes with a Clio, MI 48420 address sit in Vienna or Thetford Township rather than the City of Clio, so your numbers start from the parcel, and your loan is shopped across multiple wholesale lenders by one Michigan broker.

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What should you know before buying a home in Clio?

Clio is a small city in northern Genesee County, with 2,525 residents at the 2020 Census, sitting right on I-75 within the Flint metro. Summer evenings here revolve around the Clio Area Amphitheater, an outdoor concert venue running since 1987 inside Clio City Park, while the 7.5-mile bike path and historic Vienna Road (M-57) storefronts give the town its character. Clio Area Schools serves the whole city, Vienna Township farmland surrounds it, and commuters head to Flint, Saginaw and the region's auto plants.

By the numbers

What do the numbers say about Clio housing?

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

$250,000

Typical home value, from the market research on this page

+46%

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

0.53%

Property tax current owners pay, as a share of value. A buyer's bill can reset higher the year after a sale

1

Residential ZIP code: 48420

What does financing look like in Clio?

Redfin counted a median sale of about $235,000 across the 48420 ZIP code for the three months ending September 2026, up about 7% on a year earlier, with homes selling in about 23 days and 79 sales in September alone. That figure covers the whole ZIP code, and most of those sales are in Vienna and Thetford townships. Inside the city limits the Census owner estimate for 2020 to 2024 is lower, about $138,000 against about $192,000 for the ZIP, because a larger share of the city's homes are apartments and manufactured homes and more of them date from before 1940. Either way a purchase here sits far under the 2026 conforming limit of $832,750 and under the 2026 FHA limit for Genesee County, $541,287. Your down payment, your credit and the house itself decide the loan, not the price.

Three local details shape a Clio file. A manufactured home in Park Place, the city's one manufactured home community, sits on a lot the buyer does not own, so it is usually financed differently from a house on its own land: ask early how the home is titled. Vienna Township requires a $50 sewer discharge inspection before closing on any home tied to its public sewer, and any violation found has to be fixed within 10 days, so order it as soon as the offer is accepted. Farther out in the townships, ask whether the house is on public water and sewer or a well and septic system, because the inspections and the appraisal follow from that. First-time buyers within MSHDA's income limits can pair a MI Home Loan with the MI 10K, $10,000 toward the down payment, repaid when you sell, refinance, pay off the first mortgage or stop living in the home.

The calendar matters for escrow. The City of Clio mails its summer tax bill on July 1 with a September 30 due date, and the winter bill on December 1, due by 8:00 a.m. on February 28. The month you close decides how much tax money the lender collects up front.

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Same school district, different bill: a Clio Area Schools homestead carried 46.67 mills inside the City of Clio in 2025 and 33.51 mills in Vienna Township next door.

The market

What is the Clio housing market like?

Redfin's median for the 48420 ZIP is about $235,000, up about 6.8% on a year earlier, with homes selling in about 23 days. Inside the city itself, the Census Bureau puts the owner median at $138,200. Demand is fueled by tight inventory and the I-75 location. The ZIP's homes are mostly detached houses from the 1960s and 1970s.

One ZIP code, seven governments

Who taxes a Clio, MI 48420 address

The 48420 ZIP code covers about 66 square miles across three counties, and the City of Clio is a small piece in the middle of it. Land shares come from the Census Bureau's 2020 ZIP code relationship file, home counts and owner values from Census estimates for 2020 to 2024, and millage from Michigan Treasury's 2025 rates.

City of Clio: about 1.6% of the land

About 1,200 homes, roughly one in eight in the ZIP code, on about 1.1 square miles around Vienna and Mill streets. Clio Area Schools throughout, city water from Lake Huron, a 46.67-mill homestead total and a Census owner median near $138,000. The city contracts with Legacy Appraisal Co for assessing, 810-750-1660.

Vienna Township: about half

Most of the ZIP code's subdivisions, plus Clio High School and the district offices at One Mustang Drive. Mostly Clio Area Schools, with Mount Morris Consolidated and Birch Run Area on its edges. A 33.51-mill homestead total with Clio Area Schools, a Census owner median near $199,000, and a sewer discharge inspection before closing. Township assessing: 810-686-7676.

Thetford Township: about two fifths

The land east of Vienna Township. Mostly Clio Area Schools, with part in Mount Morris Consolidated, including the area along East Dodge Road. A 30.40-mill homestead total with Clio Area Schools, below the city's and Vienna Township's, and a Census owner median near $204,000.

The edges: about 9% together

Slivers of Montrose and Mount Morris townships in Genesee County, Arbela Township in Tuscola County and Birch Run Township in Saginaw County also carry Clio, MI 48420 addresses. A home in Tuscola or Saginaw County pays that county's taxes, not Genesee County's.

Where to look

Which neighborhoods make up Clio?

Downtown along Vienna and Mill streets

The blocks where Vienna Street, the state's M-57, crosses Mill Street: City Hall at 505 West Vienna, Clock Park on the northeast corner of Mill and Vienna, Veterans Memorial Park at Vienna and Railway streets and the Historical Depot Museum at 300 West Vienna. The city's master plan maps the core around the two streets as a mixed-use district, with most shops and offices along West Vienna and South Mill. Freight trains still cross West Vienna and South Mill at grade. Census figures for the city as a whole put the typical home's build year at 1972.

Clio City Park, Rogers Lodge Drive and Pine Run

North of downtown off North Mill Street: Clio City Park at 402 North Mill, dedicated in 1939, the Clio Area Amphitheater at 301 Rogers Lodge Drive, open since 1987, Rogers Lodge and Carter Middle School, the one Clio Area Schools building inside the city. Pine Run winds through the park, and the George Atkin Jr. Recreational Trail follows the creek from here into Vienna Township.

Butler, Poplar and Darrow streets on the north side

The grid of older streets north of Vienna Street, including Butler, Poplar, Curry, Darrow and Bluff streets. This is the northern of the city's two Census block groups: about seven in ten homes are detached houses, the typical one was built in 1957, about one in five predates 1940, and about seven in ten homes are owner-occupied. Census owner values run near $143,000, with a wide margin. Pine Run, the creek that winds through Clio City Park, crosses the south edge of this block group.

Smith, Pine and New streets on the south side

South of Vienna Street around Smith, Pine, New and Eureka streets, where the city's larger apartment buildings stand: Mill Creek Apartments with 174 units and Madison Court with 42 on Smith Street, and Roxbury Court, 90 units of senior housing at 292 Smith. In the southern block group only about a third of homes are detached houses, renters outnumber owners, and the typical home dates from 1978. The Census owner median, near $99,000, carries a margin almost as large as the figure, so treat it as a rough marker.

Park Place manufactured home community

The city's only manufactured home community, in the southeast corner, established in 1986 and covering about 42 acres, roughly 7% of the city's land. The Census counts about 140 manufactured homes in this part of the city. The woods east of Park Place and south of Park Street are the largest stretch of undeveloped land left inside the city limits.

Clio Road south of town

Vienna Township between Clio Road and Jennings Road south of Vienna Road, with Clio Elementary at 10271 Clio Road and the streets just west of the city such as Dexter Street, Wing Drive, Langdon Drive and Quail Ridge Court. These carry Clio addresses but Vienna Township taxes them. About 95% of homes are detached houses and nearly every occupied home is owner-occupied, with a typical build year of 1974 and Census owner values near $217,000.

The high school side, north and east of the city

Vienna Township north of Vienna Road and east of North Clio Road out toward the Thetford line, around Tuscola Road and North Saginaw Street. Clio High School and the district offices at One Mustang Drive sit here, just outside the city limits. The typical home is older than in the rest of the township, from 1961, about four in five homes are detached, about three in four are owner-occupied, and Census owner values sit near $190,000.

West Vienna Road north side

Vienna Township north of Vienna Road between North Clio Road and North Linden Road, the farm and subdivision land west of town. Nearly nine in ten homes are detached houses, about 96% are owner-occupied, and the typical home dates from 1972. Census owner values run near $170,000.

Plaza Drive and the I-75 side

Vienna Township east of Clio Road and south of Vienna Road toward I-75, including Plaza Drive, where Pine Creek Apartments and Pine Run Place sit near the interchange, and roads such as Bingham, Neff, Tobias and Wilson. The mix is wider here: about half of homes are detached, about 240 are in buildings of five or more units, the Census counts about 150 manufactured homes, and owners hold a little over half. Owner values run near $139,000 with a wide margin, typical home from 1973.

North Linden Road and Clio Country Club

Vienna Township west of North Linden Road and north of Vienna Road, with Clio Country Club at 13141 North Linden and Field Road running west. It shows the highest Census owner values of the Vienna Township tracts, near $248,000, a typical home from 1980, nearly nine in ten homes detached and about 94% owner-occupied. A five-bedroom house on Field Road sold for $480,000 in October 2026.

Linden Road south toward Wilson Road

Vienna Township west of North Linden Road and south of Vienna Road, with Clio Intermediate at 11218 North Linden. Almost every home is a detached house, about 93% are owner-occupied, the typical one was built in 1970 and Census owner values sit near $208,000. A three-bedroom house on Stacy Court closed at $264,000 in October 2026.

Thetford Township east of the city

About two fifths of the 48420 ZIP code's land lies in Thetford Township, east of Vienna Township. Most of that part is in Clio Area Schools, and the rest, including the area along East Dodge Road, is in Mount Morris Consolidated Schools. Township-wide, about 87% of homes are detached, the typical one was built in 1975 and Census owner values sit near $204,000. Its 2025 homestead total with Clio Area Schools, 30.40 mills, sits below both the city's and Vienna Township's.

Schools and commute

Schools

Census school district boundaries put all of the City of Clio in Clio Area Schools. Only Carter Middle School, at 300 Rogers Lodge Drive, sits inside the city limits. Clio High School and the district offices at One Mustang Drive, Clio Elementary on Clio Road and Clio Intermediate on North Linden Road all carry Clio addresses in Vienna Township. Across the whole 48420 ZIP code, our sample of Census boundaries puts about four fifths of the land in Clio Area Schools and about an eighth in Mount Morris Consolidated Schools, mostly in Thetford Township, with small pieces in Millington, Birch Run Area and Montrose schools. The taxing unit moves the bill more than the district does. Michigan Treasury's 2025 homestead totals with Clio Area Schools were 46.67 mills in the city, 33.51 in Vienna Township, 33.76 in Montrose Township, 30.40 in Thetford Township and 43.38 in Mount Morris Township, so the same district can mean bills more than $1,600 apart on each $100,000 of taxable value.

Commute

Vienna Street through downtown is M-57, the state highway the city calls its main arterial, and it meets I-75 about 1.4 miles east of City Hall. From City Hall at 505 West Vienna Street, downtown Flint is about 17.5 miles and 21 minutes by road outside rush hour, Bishop International Airport about 23 minutes, downtown Saginaw about 32 minutes and downtown Detroit about 82 miles, an hour and a half. Birch Run is about 11 minutes north and Frankenmuth about 19. The Census puts the average one-way commute for city residents near 33 minutes, with about one worker in 25 working from home (Census Reporter). Inside the city, industry sits along the rail line and in the Clio Industrial Park on Tacoma Street, and shops line West Vienna and South Mill.

Day to day

Living in Clio

Parks, errands, events, seasonal tasks and the kinds of homes you will see, from the city's parks page, the amphitheater page, the city treasurer page, the Vienna Township water and sewer page, the Genesee County Treasurer, Census Reporter's Clio profile and the other sources named in each card.

What is there to do around Clio?

Clio Park at 402 N Mill Street was dedicated in 1939 and has three pavilions that rent for a day through City Hall. The city's parks page also lists the George Atkin Jr. Recreational Trail, Clock Park with its pollinator garden, the skatepark and Veterans Memorial Park, and says the area's bike path runs 7.5 miles. The Clio Area Amphitheater at 301 Rogers Lodge Drive has run its summer concert series since 1987, and OpenStreetMap maps the Clio Historical Museum a short distance from the center.

Where do people run errands?

OpenStreetMap maps Vg's and A&M Oriental Grocery within about half a mile of the city center, with two pharmacies, one of them a Rite Aid, right in the middle of town. The Clio Area Library sits under a mile from the center. Along North Linden Road, OpenStreetMap places Walmart Supercenter at 11493 North Linden Road, Menards at 11357 North Linden Road and an Aldi, all about two miles out. A UPS Store and the West Gamble Store hardware shop are also mapped near downtown.

What happens here through the year?

The city's calendar lists Clio CandleLite Nite on Friday, December 4, 2026 at 6 p.m. The City Commission meets on Mondays, with November 16, 2026 at 6 p.m. on the calendar, and the Amphitheater Board meets Tuesday, November 17 at 5:30 p.m. at City Hall. The Amphitheater's 2026 Summer Concert Series is wrapped up and its board is looking ahead to the 2027 season. The city also posts a community newsletter for fall and winter 2026.

What does each season mean for a homeowner?

The city treasurer posts that summer 2026 taxes were available July 1 and due by September 30, with a 2 percent late fee after that date. Winter 2026 taxes are available December 1, 2026 and due by 8:00 a.m. on February 28, 2027, and post marks are not accepted. Delinquent taxes go to the Genesee County Treasurer. The city's calendar marks garbage and recycling days such as November 16 and November 30, 2026, and yard waste and garbage pickup on November 16 and 23. City water bills can be paid online, and Vienna Township runs its own water and sewer billing schedule.

Which kind of home are you after?

Census ACS data for 2020 to 2024 counts 1,207 homes in the city. Of those, 572 are detached houses, 55 are attached houses, 55 are in two unit buildings, 83 are in buildings of three or four units, and 80 are in buildings of five to nine units. Another 128 are in buildings of 10 to 19 units, 29 in 20 to 49 units and 64 in buildings of 50 or more units. 141 are mobile homes. The city's housing page lists apartment complexes on Smith, Fuller, New and Pine streets, and a detached house, an attached home or a mobile home each carries its own steps at closing.

Michigan property taxes

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

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 Clio, our 2026 Uncapping Study found taxable value typically rises about 46% the year after a sale. On a $250,000 home, near the typical Clio value, the first-year tax goes up roughly $1,850 at the Clio Area schools rate. We build your payment on that post-sale number.

Looking at a Clio 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

In Michigan, don't just look at the current tax bill. Understand what could happen after ownership changes.

2025 homestead millage

What sets a Clio-area tax bill

Michigan Treasury's 2025 total rates for a homestead, in mills. One mill is $1 for each $1,000 of taxable value. Every figure here is with Clio Area Schools unless the card says otherwise, so the gaps come from the city or township, not the district.

City of Clio: 46.67 mills

About $4,667 a year for each $100,000 of taxable value. Without a homestead exemption the total is 64.67 mills, so file the exemption affidavit with the city assessor after you close.

Vienna Township: 33.51 mills

About $1,316 less a year per $100,000 of taxable value than inside the city, for the same school district. Mount Morris Consolidated carries 33.76 in the township.

Thetford Township: 30.40 mills

About $1,627 less a year per $100,000 than the city. Where Mount Morris Consolidated serves Thetford, the total is 30.65.

Mount Morris and Montrose townships

43.38 mills in Mount Morris Township and 33.76 in Montrose Township, both with Clio Area Schools, for the small pieces of each that carry Clio addresses.

The jump after a sale

Our 2026 Uncapping Study found taxable value rises about 46% the year after a sale in the city, Vienna Township and Thetford Township alike. On a $300,000 home that comes to roughly $2,220 more in first-year tax in the city, about $1,580 in Vienna Township and about $1,430 in Thetford Township.

Police levy question, November 3, 2026

A new 3-mill levy for the Clio Police Department, inside the city only. With it, a city homestead total would sit near 49.67 mills, about $300 more a year per $100,000 of taxable value, so confirm the 2027 rate with the city.

Local resources

Check Clio records yourself

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

Before you write an offer

Clio details to pin down early

Each of these comes up on Clio-area files, and each is easier to settle while you can still negotiate.

  • City or township. A Clio mailing address does not say which government taxes the home. The City of Clio's assessor page links its parcel and tax records, and Vienna Township's assessing office handles the township's parcels. The tax bill names the unit and the school district.
  • The township sewer inspection. Vienna Township will not let a sale of a home on its public sewer close without a sewer discharge inspection, $50 paid in advance, with violations fixed within 10 days. The township water and sewer page lists the rule and its current rates.
  • The flood map. Search the address on the Flood Map Service Center before you make the offer. In a high-risk zone the lender requires flood insurance, so price the policy early.
  • The water bill. City water bills come from City Hall, and the city water page posts the yearly water quality report. Ask the seller for a recent bill so the budget starts from a real number.
  • The tax calendar. City summer taxes are due September 30 and winter taxes by February 28, collected by the City Treasurer. Prior years' unpaid taxes move to the Genesee County Treasurer, so ask the title company to clear both.
  • The land under a manufactured home. In Park Place the lot is rented. Ask for the lot rent, the community's rules and how the home is titled before you plan the loan.

Tract and block group figures on this page are Census estimates for 2020 to 2024. Tax figures are Michigan Treasury's 2025 rates and our 2026 Uncapping Study.

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Clio mortgage questions

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

A listing reads Clio, MI 48420. Is the house in the City of Clio?

Usually not. Census ZIP boundaries put only about 1.6% of the 48420 ZIP code’s land, and about one home in eight, inside the city. About half the land is Vienna Township and about two fifths Thetford Township, with small pieces of Montrose and Mount Morris townships, Arbela Township in Tuscola County and Birch Run Township in Saginaw County. Even Clio High School at One Mustang Drive geocodes to Vienna Township. Each unit has its own tax rate and its own sewer and water rules, so we confirm the parcel number and the taxing unit before we build a payment.

Every home inside the city is in Clio Area Schools. Outside it the line moves: about four fifths of the ZIP code’s land is Clio Area Schools, about an eighth is Mount Morris Consolidated, mostly in Thetford Township, and small edges belong to Millington, Birch Run Area and Montrose schools. The district is printed on the tax bill and the parcel record, which is the place to check it, not the listing.

No. That figure reflects what current owners pay, many of them on taxable values that have been capped for years. Inside the city the 2025 homestead total was 46.67 mills, about $4,667 a year for each $100,000 of taxable value, higher than in the townships around it, and our 2026 Uncapping Study found the city’s taxable value typically rises about 46% the year after a sale. We build your payment on the post-sale number.

Search the address on FEMA’s Flood Map Service Center before you write an offer, because the map is read house by house. The FEMA map panels covering the city took effect September 25, 2009. If the house itself sits in a high-risk zone, the lender will require flood insurance, so price the policy while you can still negotiate.

The City of Clio buys its water from the Genesee County Drain Commissioner’s Division of Water and Waste Services, which draws it from Lake Huron through the Karegnondi Water Authority and treats it at a plant in Columbiaville. The city’s 2025 water report shows lead at 0 parts per billion at the 90th percentile against a 12 ppb action level. Sewage goes to a county treatment system. In Vienna Township a $50 sewer discharge inspection is required before closing on any home tied to the public sewer.

Possibly, but not always a standard one. Park Place is a manufactured home community, so a buyer usually owns the home and rents the lot. A home on land you do not own is typically financed as personal property rather than with a conventional, FHA or VA mortgage on real estate. A manufactured home on its own land in the townships is a different case and can qualify for a mortgage if it meets the lender’s rules. Tell us early which one you are looking at.

City summer taxes come out July 1 and are due September 30, with a 2% late fee after that, and winter taxes come out December 1 and are due by 8:00 a.m. on February 28. Unpaid bills from a prior year go to the Genesee County Treasurer, 810-257-3054. On November 3, 2026, city voters were asked about a new 3-mill, five-year levy for the Clio Police Department starting in 2027, which the city estimated at about $171,500 in its first year. Ask the city treasurer whether a 2027 bill carries it in addition to the 46.67 mills.

Census estimates count no homes built in the city since 2010, and the city’s 2024 master plan says the same, pointing to the lack of open land. The largest undeveloped piece is the woods east of Park Place and south of Park Street. Newer construction with a Clio address is out in Vienna and Thetford townships, where the tax rate, the sewer rules and sometimes the school district differ from the city’s.

Communities near Clio

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Sources

Where do the Clio figures on this page come from?

29 sources behind the Clio 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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