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Genesee County, Michigan

Mortgage Broker in Davison, MI

A city of about 2 square miles on M-15 with 2,481 homes, set inside a much larger 48423 mailing area, so every parcel needs its own tax and school check.

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What should you know before buying a home in Davison?

Davison is a city of about 2 square miles on M-15, which runs north and south through town. The American Community Survey (2020 to 2024) counts 2,481 homes in the city, 1,139 of them owner-occupied.

Market figures usually describe the whole ZIP, not the city. Redfin's spring 2026 median sale price for ZIP 48423 is about $253,000, and the ZIP spans several townships, so the city's own numbers sit lower.

By the numbers

What do the numbers say about Davison housing?

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

$212,000

Typical home value, from the market research on this page

+48%

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

1

Residential ZIP code: 48423

What does financing look like in Davison?

Redfin's spring 2026 figure for ZIP 48423 is a median sale price of about $253,000, up about 7.9% from a year earlier, and Zillow's typical home value for the ZIP reads near $212,000. That ZIP spans several townships, so the city's own numbers sit lower. The American Community Survey 2020 to 2024 puts the City of Davison's owner median value at $181,200 with a margin of plus or minus $11,013, and the typical home was built in 1968. The city counts 2,481 homes: 1,341 detached houses, 24 attached, 28 in two-unit buildings, 107 in buildings of three or four units, 914 in buildings of five or more units and 67 mobile homes. Of the 2,377 occupied homes, 1,139 are owner-occupied and 1,238 are rented.

At these prices the 2026 conforming limit of $832,750 and the FHA limit of $541,287 are far above the numbers in the city, and the loan limits tool shows both for Genesee County. Conventional, FHA, VA and HomeReady loans each publish their own rules, the USDA guide and the USDA address check tell you whether a specific home sits in USDA's area, and the VA home buying guide covers that program. The full list of programs is on the loan programs page. MSHDA's down payment assistance of up to $10,000 comes with a purchase price limit of $566,355 and its own income limits, and the grants and programs guide covers the options. A home in a building of two to four units that you will live in follows residential rules, as the multi-family guide explains, while a unit in a larger building raises the condominium questions in the condominium financing guide. Mortgage insurance rules differ by loan, as the mortgage insurance guide shows. Debt-to-income ratio is one of the numbers a lender checks, and the debt-to-income guide explains it.

Local items change the file. The city bills water and sewer itself, quarterly, and the Treasurer's office also processes invoices and assessments, so ask it for the account balance and any special assessment before closing. If a city tax bill shows a mortgage code, the city sends a duplicate to the escrow company, and its notice says to confirm with your lender that the bill arrived. For flood, check FEMA's Flood Map Service Center for the address. In a high-risk zone the lender requires flood insurance, and the map decides, not the mailing town. 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. Run your own address through the Michigan property tax calculator and the transfer tax calculator, and see the closing costs guide for the rest of the cash to close.

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ZIP 48423 is only about 3% City of Davison by land, since roughly half of it lies in Davison Township and about 42% in Richfield Township, so a Davison mailing address does not say which municipality taxes the parcel.

The market

What is the Davison housing market like?

The median sale price in ZIP 48423 is roughly $253,000 as of spring 2026, up about 7.9% year over year (Redfin). Note the spread: Zillow's typical home value runs lower near $212,000, while Davison Township's newer construction pushes medians toward $432,000, so your budget depends on which slice of Davison you shop. Demand is brisk. Homes go pending in about 11 days on average, draw around four offers, and sell close to list, with hot homes going roughly 2% over asking in about 8 days. The drivers are simple: a school district and a short commute to Flint employment keep buyer competition tight across the ZIP.

ZIP and city

48423 is larger than the City of Davison

Boundaries come from Census TIGERweb and the figures from the Census Reporter profile of Davison city. The city's assessing page is where a Davison parcel is checked.

How much of ZIP 48423 is inside the city?

About 3% of the ZIP's land. Census boundaries put roughly 50% in Davison Township, about 42% in Richfield Township, about 2% in Atlas Township and under 2% in Oregon, Elba and Genesee Charter townships combined. The city itself covers about 2 square miles, or 5,144,568 square meters of land.

Who taxes a parcel with a Davison mailing address?

The municipality where the parcel sits, not the post office name. A Davison Township or Richfield Township parcel is billed by that township, and its school district can differ again, so look up the parcel before using any Davison figure from this page.

Do the numbers on this page cover the city or the ZIP?

The Census figures cover the City of Davison: 5,076 people, 2,481 homes and 1,139 owner-occupied homes. Redfin's ZIP-wide median sale price of about $253,000 and the city's $181,200 owner median value are different yardsticks, so they are not compared directly.

Where to look

Which neighborhoods make up Davison?

Downtown Davison and Flint Street

City Hall at 200 E. Flint Street, the Davison Area Library at 203 E. 4th Street and the Kroger on North State Road all sit in Census block group 2 of tract 117.10. The American Community Survey 2020 to 2024 puts its owner median value at $165,900, with a margin of plus or minus $23,020, and its typical year built at 1968. It counts 285 owner-occupied homes beside 193 rented homes, and 141 homes sit in buildings of 50 or more units.

Continental Estates and the north side

OpenStreetMap labels Continental Estates at the city's north edge, inside tract 117.10, which covers the whole north half of the city. The tract's owner median value is $179,100, with a margin of plus or minus $14,471, and its typical year built is 1970. It holds 658 detached houses, 616 owner-occupied homes and 461 rented homes, so a buyer here compares houses on streets that also carry apartment buildings.

Laurel Heights and Scofield Park

On the east side, OpenStreetMap maps Laurel Heights, Scofield Park and the Davison post office on Davison Road, all in block group 2 of tract 117.10. The American Community Survey counts 264 detached houses there, plus 19 homes in two-unit buildings and 67 mobile homes, the only ones in the city's count, so manufactured home financing rules come up on this side more than anywhere else in Davison.

Brier Crest Estates and the northwest

OpenStreetMap labels Brier Crest Estates in block group 1 of tract 117.10, the northwest corner of the city. Its owner median value is $188,800, with a margin of plus or minus $16,682, and its typical year built is 1971. The count is 331 owner-occupied homes and 268 rented homes, with 394 detached houses, 35 homes in buildings of three or four units and 141 in buildings of 10 to 49 units.

Jack Abernathy Regional Park and Frank Boyce Parkway

The park and the east end of the Black Creek Nature Trail sit in block group 1 of tract 117.11, the southwest corner of the city. Its owner median value is $226,500, but the margin is plus or minus $27,795 because only 124 owner-occupied homes feed it, beside 406 rented homes. Typical year built is 1971, and the buildings include 122 homes in five to nine unit buildings and 194 detached houses.

Collingwood and Dayton Street

OpenStreetMap places the Collingwood label along South Dayton Street, and the city's October 22, 2026 project update names Collingwood Apartments among its water main sites. Tract 117.11, the city's south half, has an owner median value of $183,600, with a margin of plus or minus $14,744, and a typical year built of 1967. It counts 683 detached houses, 523 owner-occupied homes and 777 rented homes.

Rosemore Park and the South Street blocks

OpenStreetMap places the Davison-Richfield Fire Department on East South Street at Rosemore Park, in block group 2 of tract 117.11. Owner median value is $188,800, with a margin of plus or minus $19,270, and the typical year built, 1962, carries a wide margin of 18 years. The count is 104 owner-occupied homes, 275 rented homes, 95 detached houses and 163 homes in buildings of 50 or more units.

The Heights of Hemlock and Manford Park

OpenStreetMap labels The Heights of Hemlock beside Manford Park and Waterworks Park, and the city's project updates name Hemlock, Locust, Juniper and Balsam drives. This is block group 3 of tract 117.11, where 295 of 391 occupied homes are owner-occupied and the typical year built is 1957, the earliest of the city's five block groups. Owner median value is $166,600, with a margin of plus or minus $17,847, and 394 homes are detached houses.

Schools and commute

Schools

Davison Community Schools serves the whole City of Davison. Census school district boundaries show no other district inside the city line, and Michigan Treasury's 2025 table lists a single school code for the city, 25140. The district's own site, at davisonschools.org, carries its calendar and building pages. The tax side is the part that changes by parcel. According to the city's 2026 millage sheet, a homestead pays only the district's debt lines, 1.3360 and 4.4000 mills, while the 17.7517 mills of school operating millage land on non-homestead property, which accounts for the whole gap between 44.9707 and 62.7224 mills. The city treasurer's page lists the units that share a bill: Davison Schools, the Genesee Intermediate School District, Mott Community College, Genesee County operations, parks and library, Bishop Airport and the Mass Transportation Authority. Beyond the city line, ZIP 48423 reaches other districts. By Census boundaries about 85% of the ZIP's land is in Davison Community Schools, about 10% in Lakeville Community Schools, about 2% each in Kearsley and Goodrich, and under 1% in Lapeer, so a Davison mailing address outside the city should be checked at the county Equalization page and the local assessor before anyone assumes a district. OpenStreetMap places Hill Elementary on Aloha Street, Central Elementary on South State Road, Thomson Elementary on East Clark Street and the Hahn Intermediate and Davison Middle campus on South Dayton Street inside the city.

Commute

M-15 runs north and south through the city, and the OSRM driving router, with no traffic in its estimates, takes it to I-69 on most trips from City Hall at 200 E. Flint Street. Downtown Flint is about 10.8 miles and 15 minutes away, Mott Community College about 12.4 miles and 18 minutes, Bishop International Airport about 16.0 miles and 22 minutes through the I-69 and I-75 junction, and Grand Blanc's center about 13.0 miles and 24 minutes by M-15 and Perry Road. Genesys Regional Medical Center in Grand Blanc is about 16.4 miles and 25 minutes by way of I-69 and M-54. Lapeer is about 10.3 miles and 16 minutes on Davison Road, Fenton about 28.5 miles and 34 minutes, Flushing about 20.4 miles and 33 minutes, Detroit about 63.0 miles and 79 minutes by M-15 and I-75, Lansing about 62.3 miles and 73 minutes and Ann Arbor about 64.5 miles and 74 minutes. The Flint and Genesee Group's employment page names Ascension Genesys Hospital, Hurley Medical Center, McLaren Health Care, the Michigan State University College of Human Medicine and General Motors, and counts more than 7,500 employers in Genesee County. Its page is at talent.flintandgenesee.org. For short trips without a car, the Black Creek Nature Trail is a 1.7 mile asphalt path to Jack Abernathy Regional Park, and the city posted a 2026 trolley route notice on May 11, 2026, which the city's news page carries.

Day to day

Living in Davison

Parks, errands, meetings, seasonal city tasks and the kinds of homes you will see, from the city's park page, the Black Creek Nature Trail listing, the library page, the Genesee District Library branch page, the city calendar, Priority Waste's Davison page, the 2026 leaf pickup notice, the project updates and the other sources named in each card.

What is there to do around Davison?

Jack Abernathy Regional Park sits on Frank Boyce Parkway, and the city's pavilion rentals run on a first-come, first-served basis starting the first business day of each calendar year. TrailLink lists the park as one end of the 1.7 mile asphalt Black Creek Nature Trail, whose other end is the Davison Township Municipal Center on Irish Road, with parking at both. OpenStreetMap also maps Scofield Park, Waterworks Park and Manford Park inside the city, and the city calendar lists a Playscape Committee meeting at City Hall on November 3, 2026.

Where do people run errands?

OpenStreetMap maps a Kroger at 700 North State Road, which is M-15, a Walgreens on Cypress Drive and the Davison post office on Davison Road. The Genesee District Library Davison Branch is at 203 E. 4th Street, 810-653-2022, and its city page lists Monday 9 a.m. to 9 p.m., Tuesday to Thursday noon to 8 p.m., Friday and Saturday 9 a.m. to 5 p.m. and Sunday 1 p.m. to 5 p.m. in winter. City Hall and the Department of Public Works share 200 E. Flint Street.

What happens here through the year?

The city's main calendar posts City Council, Downtown Development Authority and committee meetings at City Hall, including a DDA Promotions Committee meeting on November 3, 2026. The Planning Commission meets monthly on the second Tuesday at 7 p.m. and the Zoning Board of Appeals on the fourth Wednesday at 6 p.m. The city posted its 2026 trolley route on May 11, 2026.

What does each season mean for a homeowner?

The city's 2026 fall leaf schedule starts a citywide pickup on or before October 19, then October 26 east of M-15 and November 2 west of it, a third pickup from November 9 and a final one November 16 to 20 if needed, with street sweeping the week of November 23 if weather allows. Leaves go in the gutter only, and signs go up the Friday before. Priority Waste takes trash and yard waste at the curb by 7 a.m. Summer taxes were due August 31, 2026. Water bills come quarterly, and the city posts water main and street project updates for streets including Mill Street.

Which kind of home are you after?

Detached houses are the largest group, 1,341 of the city's 2,481 homes, and the typical home was built in 1968. The typical home in the block groups around The Heights of Hemlock and the South Street blocks dates from 1957 and 1962, while two to four unit buildings hold 135 homes citywide and buildings of five or more units hold 914. The 67 mobile homes are in the east side block group. A home you live in claims the principal residence exemption and is taxed at the homestead 44.9707 mills in 2026, while a rented one is taxed at 62.7224, so the use changes the tax bill.

Michigan property taxes

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

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 Davison, our 2026 Uncapping Study found taxable value typically rises about 48% the year after a sale. On a $200,000 home, near the typical Davison value, the first-year tax goes up roughly $1,470 at the Davison schools rate. We build your payment on that post-sale number.

Looking at a Davison 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.

2026 millage

What a Davison homestead tax bill is made of

Lines come from the City of Davison's 2025 and 2026 sheets on its millage page and its Treasurer's page, checked against Michigan Treasury's 2025 table.

How many mills does a Davison owner pay?

The city's 2026 sheet totals 44.9707 mills for a homestead and 62.7224 for non-homestead property. Michigan Treasury's 2025 table lists 45.0464 and 62.8070 for the same city and school district.

What are the city's own mills?

City operating is 11.0270, police is 1.4657 and the I and I line is 1.3189, together 13.8116 mills of the 2026 homestead total.

What goes to the school district?

A homestead pays Davison Community Schools debt lines only, 1.3360 and 4.4000, or 5.7360 mills in 2026. School operating of 17.7517 mills applies to non-homestead property and makes up the whole difference between the two totals.

What do the county and the state take?

The state education tax is 6.0000 mills, county operating is 5.3003, and the county services lines for paramedics, parks, health, library and others add up to 6.0010. Bishop Airport is 0.4660 and the transit authority is 1.5158.

What do the intermediate district and Mott take?

The Genesee Intermediate School District lines total 3.6301 mills, and Mott Community College's operating and debt lines total 2.5099 mills, both charged on homestead and non-homestead property alike.

How did the lines move from 2025 to 2026?

City operating moved from 11.1508 to 11.0270 mills, school debt from 5.8497 to 5.7360 and the transit authority from 1.2158 to 1.5158, according to the city's two sheets.

Local resources

Check Davison records yourself

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

What our clients say

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Davison mortgage questions

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

Is every home with a Davison, MI 48423 address inside the City of Davison?

No. About 3% of ZIP 48423’s land is inside the City of Davison, according to Census boundaries, while roughly half lies in Davison Township and about 42% in Richfield Township, with small parts of Atlas, Oregon, Elba and Genesee Charter townships. The municipality that holds the parcel sets the millage and the assessor, so start with the city’s assessing page or the county Equalization page, which sends assessment questions to the local assessor and current tax questions to the local treasurer.

Davison Community Schools, for the whole city. Michigan Treasury lists one school code for the city, and Census boundaries show no other district inside the city line. A homestead pays the district’s debt lines of 1.3360 and 4.4000 mills in 2026, while operating millage of 17.7517 applies to non-homestead property. Outside the city, parts of ZIP 48423 reach other districts, so check a township parcel at the district site and with that township’s assessor.

The city bills it itself, every quarter. According to the city’s billing page, January bills cover October to December usage and are due February 5, April bills are due May 5, July bills are due August 5 and October bills are due November 5. The Treasurer’s office at 200 E. Flint Street takes payments and answers account questions at 810-653-2191, so ask for the account balance before a closing.

The city’s 2026 sheet totals 44.9707 mills for a homestead and 62.7224 for non-homestead property, and Michigan Treasury’s 2025 table lists 45.0464 and 62.8070. The city’s own operating, police and I and I lines add up to 13.8116 mills. The summer notice set the 2026 due date at August 31, and unpaid 2026 real property taxes go to the Genesee County Treasurer at 324 S. Saginaw St. in Flint, 810-257-3054, after March 2, 2027. The line-by-line sheets are on the city’s millage page, the county Treasurer page covers unpaid bills, and the assessments guide explains how values are set.

It resets. 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. As planning math only, a $181,200 market value, the city’s American Community Survey owner median, gives a taxable value near $90,600, and at 44.9707 mills that is about $4,074 a year. The property tax calculator runs the same math for an address, and the taxable value guide explains the cap.

Yes, a one-to-four unit home you will live in follows residential loan rules, and the American Community Survey counts 28 homes in two-unit buildings and 107 in buildings of three or four units in the city. FHA and conventional programs both cover one to four units. Buildings of five or more units, which the survey counts at 914 homes here, fall outside those programs. The multi-family guide and the FHA loan page lay out the steps.

Sometimes, and it turns on whether the home and the land are one real estate purchase. The American Community Survey counts 67 mobile homes in the city, all in the east side block group, number 2 of tract 117.10. Title, foundation and land ownership decide which loan fits, so read the manufactured home guide and the manufactured home loan page before writing an offer.

The Building Department issues permits for construction, sidewalks, driveways, curb cuts, fences and signs, and it enforces ordinances on sidewalk snow removal and grass cutting. The Planning Commission meets on the second Tuesday at 7 p.m. and the Zoning Board of Appeals on the fourth Wednesday at 6 p.m., both at City Hall, according to the Building, Planning and Zoning page. Call 810-653-2191 before planning a fence, driveway or addition.

Before you offer

Things to settle on a Davison house

Eight checks, each tied to a page you can open, in the order they usually come up.

Communities near Davison

Genesee County overview

Guides for Davison buyers

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Sources

Where do the Davison figures on this page come from?

26 sources behind the Davison 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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