Oakland County, Michigan
Mortgage Broker in Commerce Township, MI
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Buying a home in Commerce Township
Commerce Township runs along the Huron River chain in western Oakland County, nine miles from the Waterford office. Union Lake, Lower Straits Lake and Proud Lake Recreation Area define it, and the township has absorbed a lot of newer housing without losing the lake-community character that drives its pricing. It is supply constrained in the way lake communities usually are: the water cannot be added to, so waterfront holds value through soft patches better than the surrounding stock.
By the numbers
Commerce Township housing and mortgage snapshot
Values move. Treat these as orientation and let us pull current figures for the address you are considering.
$387,000
Typical home value, from the market research on this page
+38%
Typical rise in taxable value the year after a home sells, 2026 Uncapping Study
2
Residential ZIP codes: 48382, 48390
What financing looks like in Commerce Township
An appraisal on the Huron chain rests on comparable shoreline sales, which are thinner on the ground than subdivision comps. That makes appraiser selection matter more here than it does inland, and it is worth asking your lender about before the order is placed rather than after the number comes back low. Outside the sewer district, expect a well and a septic field. Conventional loans generally take them as they come. FHA and VA do not: each wants a potability test on the well, an evaluation of the septic system, and enough separation between the two to satisfy the appraiser. Get those ordered at the start of the contract rather than the end, since a failed separation distance rarely has a quick fix.
Nearly every Commerce Township purchase fits well under the 2026 conforming limit of $832,750, so loan size is rarely the constraint.
Sub-markets
Commerce Township housing market by ZIP code
Commerce Township spans 2 residential ZIP codes, and they are different sub-markets.
ZIP 48382, near $386,637
The average home value in Commerce Township ran about $386,637 in July 2026, up roughly 3.5% year over year, while the median list price sat closer to $565,000 because listed inventory skews to lakefront and larger homes (Zillow). Those two numbers are measuring different houses, and the gap between them is the clearest signal of how split this market is. Well-priced homes go pending in about 29 days. Named areas: Union Lake and Lower Straits frontage, Lake-access streets, Newer subdivisions.
ZIP 48390, near $386,637
The Commerce Township average home value ran about $386,637 in July 2026, up roughly 3.5% year over year (Zillow). Inside 48390 the spread is wide because of the municipal overlap: Walled Lake city housing runs closer to $280,000, township subdivision stock sits nearer the township average, and Lower Straits and Union Lake frontage runs far above both. Well-priced homes go pending in about 29 days. Named areas: Lower Straits and Union Lake frontage (township), Commerce Township subdivisions, City of Walled Lake.
Where to look
Commerce Township neighborhoods
Union Lake and Lower Straits frontage
($600,000 to $1.4M): all-sports water on the Huron chain, the top of the market.
Lake-access streets
($400,000 to $600,000): dock rights without the frontage premium.
Newer subdivisions
($380,000 to $550,000): most of the recent volume.
Older off-water housing
($260,000 to $370,000): the affordable entry, often on well and septic.
Lower Straits and Union Lake frontage (township)
($600,000 to $1.4M): the top of the market.
Commerce Township subdivisions
($380,000 to $550,000): the bulk of township sales volume.
City of Walled Lake
($230,000 to $330,000): compact, walkable, the most affordable housing in the ZIP.
Wolverine Lake village
($320,000 to $520,000): lake access in a small, separate municipality.
Michigan property taxes
Commerce 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 Commerce Township, our 2026 Uncapping Study found taxable value typically rises about 38% the year after a sale: roughly $1,360 more in first-year tax on a $300,000 home at the local homestead millage. We build your payment on that post-sale number.
In Samantha's words
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.
Local resources
Check Commerce Township records yourself
The official offices behind the tax and school details on this page.
- Commerce Township Assessing Department, for parcel records and current taxable value
- Walled Lake Consolidated Schools, for district boundaries and enrollment
- Oakland County Treasurer, property taxes, for county property tax records
What our clients say
Samantha was absolutely wonderful to work with when we purchased our new home last month. She made herself available day and night for us and was always able to quickly respond to our questions. She made the entire process so comfortable and easy. 10/10 would highly recommend!!
Samantha and align lending are always a pleasure to work with. I recommend my clients here and they always are quick to help, knowledgeable and make the process as smooth as possible. We will definitely keep using them for our mortgage needs in the future.
The pre-approval process for my home search in Bloomfield Hills was fast and organized. Samantha answered all my questions and helped me feel confident moving forward.
Align Lending helped make purchasing my home in Madison Heights a smooth experience. I appreciated the regular updates and clear explanations along the way.
I highly recommend Align Lending to anyone looking for a mortgage broker in Southeast Michigan. The team was knowledgeable, responsive, and easy to work with.
As a first-time homebuyer in Ferndale, I was unsure of some things. Samantha was awesome. She was extremely helpful and made sure I understood every part of the process.
Individual experiences. Results vary.
Commerce Township mortgage questions
If yours is not here, ask it on the call. There are no dumb questions.
Why is the list price in Commerce Township so much higher than the average home value?
Because they measure different things. The average home value was about $386,637 in July 2026 while the median list price sat near $565,000 (Zillow). Listed inventory skews heavily to lakefront and larger homes, so the list median describes what is for sale rather than what a typical house is worth.
Why do price estimates for 48390 vary so much?
Because the ZIP covers three municipalities: Commerce Township, the City of Walled Lake and part of Wolverine Lake. A ZIP-level estimate blends a small dense city with township lake property. Commerce Township’s average home value was about $386,637 in July 2026 (Zillow), while City of Walled Lake housing runs closer to $280,000.
How fast do homes sell here?
Well-priced homes go pending in roughly 29 days. Lakefront and homes in the strongest school zones move faster. A full pre-approval rather than a pre-qualification is worth having before you tour at that pace.
Will my tax bill differ depending on which municipality I buy in?
Yes. Millage differs between the City of Walled Lake and Commerce Township, and school district levies differ again. Confirm the municipality and district for the exact parcel. Expect your tax bill to differ from the seller’s. Michigan caps growth in taxable value while a home stays with one owner, and taxable value sits near half of market value to begin with. A transfer lifts the cap in the following year, so the honest estimate starts from your purchase price. Owner-occupants should file the Principal Residence Exemption, and the township treasurer can confirm the current millage.
Can I finance a home on well and septic?
Outside the sewer district, expect a well and a septic field. Conventional loans generally take them as they come. FHA and VA do not: each wants a potability test on the well, an evaluation of the septic system, and enough separation between the two to satisfy the appraiser. Get those ordered at the start of the contract rather than the end, since a failed separation distance rarely has a quick fix.
Which school district serves 48390?
Walled Lake Consolidated Schools serves most of this area. The district crosses municipal lines, so it is not a reliable proxy for which city or township a home sits in, and both matter to your tax bill.
Can I finance lake frontage here?
Yes. An appraisal on the Huron chain rests on comparable shoreline sales, which are thinner on the ground than subdivision comps. That makes appraiser selection matter more here than it does inland, and it is worth asking your lender about before the order is placed rather than after the number comes back low. Above the Oakland County conforming limit the file becomes a jumbo, which asks for stronger credit and more reserves.
Communities near Commerce Township
Oakland County overviewTalk with a local mortgage expert
Tell Samantha what you are trying to do in Commerce Township and she will tell you what actually matters for your situation, including whether the timing is right.
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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.
