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Monroe County, Michigan

Mortgage Broker in Dundee, MI

Dundee is a village and township on the River Raisin where M-50 meets US-23, and its one ZIP, 48131, reaches into five townships.

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What should you know before buying a home in Dundee?

M-50 runs through Dundee as Tecumseh Street and West and East Monroe Street, and US-23 passes west of the village. The American Community Survey (2020 to 2024) puts the median owner-occupied home value at $257,300 in the village, give or take $34,790, and at $274,000 in Dundee Township, give or take $24,392.

Four school districts reach into the township: Dundee Community, Ida, Britton Deerfield and Summerfield. Confirm the district for any township parcel before you compare it with a village home.

By the numbers

What do the numbers say about Dundee housing?

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

$336,000

Typical home value, from the market research on this page

+45%

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

1.10%

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: 48131

What does financing look like in Dundee?

The American Community Survey (2020 to 2024) puts the median owner-occupied home value at $257,300 in the village of Dundee, with a margin of plus or minus $34,790, and at $274,000 in Dundee Township, with a margin of plus or minus $24,392. Zillow's index and Redfin's sale medians for Dundee have differed by tens of thousands of dollars, because only a handful of homes sell in a month, so treat any single month as a range. Census counts 2,529 owner-occupied homes in the township, 1,567 of them inside the village, with a median year built of 2002 in the village and 1993 across the township. Values at these levels sit well under the 2026 conforming limit of $832,750 and the FHA limit of $541,287, so loan size seldom decides the program here. Conventional, FHA, USDA, VA and HomeReady loans are the usual fits across Align's loan programs, and the USDA eligibility check maps an address against USDA's own areas. A Michigan mortgage broker serving Dundee, MI buyers, such as Align Lending, can compare several wholesale lenders on one application. 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.

Several Dundee details change a loan file. Inside the village, water and sewer service comes through the village, and the Finance Department collects those bills and any special assessments. Outside it, many parcels use a well and a septic system under Monroe County Environmental Health, whose sanitary code requires an onsite sewage system for new construction where sanitary sewer is not available. The Census block group around Country Heritage, Golf Ridge and downtown counts 230 manufactured homes, and the township counts 282, so manufactured home financing and the manufactured home loan page come up for some addresses. Subdivisions such as Arbor Chase, Dundee Ridge and Golf Ridge have their own association rules, covered in buying a home with an HOA. For any parcel, the FEMA Flood Map Service Center shows the zone for the address, and in a high-risk zone the lender requires flood insurance (flood zone guide). Michigan State Housing Development Authority down payment assistance has income and price limits that Samantha can check against a Dundee address, and the transfer tax calculator and loan limits tool cover the closing-side numbers, with closing costs and the appraisal process explained step by step.

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In Dundee Township the summer bill carries only the State Education Tax and the county tax, and every other levy, from township fire to school operating, arrives on the winter bill, according to the township treasurer.

The market

What is the Dundee housing market like?

Dundee is a thin market, so the price picture depends on which source you trust. The Zillow Home Value Index sat near $278,000 in late 2025, while Redfin logged a March 2026 median sale of about $336,000 and RealtyTrac pegged the ZIP median sale near $323,770, a fair midpoint lands around $285,000 to $300,000. Year-over-year readings swing hard on just three to five monthly sales: Redfin showed roughly -11.7% on volume, Zillow projected about +1.3% ahead, so call it roughly flat. Homes now sell in about 107 days, a sharp improvement from about 201 days a year prior. Demand is driven by Ann Arbor commuters and engine-plant payroll.

ZIP 48131

What does the 48131 address cover?

Boundary shares come from Census TIGERweb and the counts from the Census Reporter profile of Dundee, so they are estimates, not a parcel lookup. The township's own overview places the village at the center of the township.

Is every 48131 address in Dundee Township?

No. About 79% of the ZIP area is in Dundee Township, with about 10% in Milan Township, about 5% in Summerfield, about 4% in Raisinville and about 3% in London, all in Monroe County.

How much of it is the village?

The village of Dundee is about 10% of the ZIP area. The American Community Survey counts 5,744 people in the village and 8,527 in the township, and the township total includes the village.

Which districts reach into the ZIP?

Dundee Community Schools covers about 86% of the ZIP area, Summerfield School District about 9%, Ida Public School District about 3% and Britton Deerfield School District about 2.5%.

What do the Census values say about Dundee homes?

Median owner-occupied value is $257,300 in the village (plus or minus $34,790) and $274,000 in the township (plus or minus $24,392). Tract 8308.02, the rural part, reads $295,400, and tract 8308.01, the village, $259,900.

When were Dundee homes built?

The median year built is 2002 in the village and 1993 across the township. Tract 8308.02 reads 1960, and the village block group around Westminster Drive reads 1979.

How many Dundee homes are detached houses?

Census counts 3,881 housing units in the township, 2,644 of them detached houses, 29 attached and 282 manufactured homes. Inside the village, 1,541 of 2,774 units are detached and 278 are manufactured homes.

Where to look

Which neighborhoods make up Dundee?

Downtown Dundee and Wolverine Park

The block group around Wolverine Park, the village offices and the River Raisin counts 764 housing units, with a median owner-occupied value of $196,100 and a wide margin of plus or minus $67,094. Median year built is 2002, and the block group includes 230 manufactured homes among its 516 detached houses. The village's parks page lists Wolverine Park as a community park. The village's parks page also lists a Riverwalk.

Arbor Chase

Arbor Chase Drive geocodes to ZIP 48131 and to a block group on the village's north side, where Census counts 595 housing units, 528 of them owner-occupied, and a median owner-occupied value of $300,500 (plus or minus $39,379). Median year built is 2003. The village lists Arbor Chase Park as one of its four neighborhood parks, and the village's 2025 homestead row with Dundee Community Schools applies.

Dundee Ridge

Dundee Ridge Drive falls in the same north-side block group as Arbor Chase and in ZIP 48131. That block group counts 557 detached houses and no attached units, with a median year built of 2003. Homes here are inside the village, so the 2025 homestead rate is 41.8164 mills with Dundee Community Schools. Ask for the subdivision's association documents before an offer.

Golf Ridge

Golf Ridge Circle geocodes to ZIP 48131 and to the village's central block group, east of downtown, where median owner-occupied value is $196,100 with a margin of plus or minus $67,094. OpenStreetMap maps the Dundee Golf Club just east of the circle, outside the village line, in a township block group. A parcel on either side of that line has a different tax row.

Country Heritage and East Monroe Street

OpenStreetMap labels Country Heritage as a residential area on the east side, near the East Monroe Street shops. It sits in the central village block group, which counts 612 owner-occupied homes out of 722 occupied and 764 housing units in all. The block group's median year built is 2002, with a margin of 18 years, so the stock is a mix of ages.

Belle Estates and the west side

Belle Estates, mapped by OpenStreetMap on the village's west side, falls in the block group that also holds the Cabela's outdoor center and Splash Universe. Census counts 1,119 housing units there, 334 of them detached houses, with a median year built of 2003. Its owner value estimate of $233,100 carries a margin of plus or minus $106,070, so lean on an appraiser's value, not that figure.

Westminster Drive

Westminster Drive, on the village's north side, geocodes to ZIP 48131 and to the village's smallest block group, with 319 housing units and a median year built of 1979, the oldest of the village's four. Median owner-occupied value is $226,600 (plus or minus $52,148), and 48 manufactured homes and 157 detached houses make up much of the count.

Township east: West County Park and Diann

East of the village, a rural block group of 18.9 square miles holds Monroe County's 60-acre West County Park on the River Raisin and the Dundee Golf Club. Census counts 704 housing units, 676 owner-occupied, a median year built of 1966 and a median value of $290,800. The hamlet of Diann falls in the Ida Public School District at 26.0468 homestead mills.

Township west: Little River Raisin

West and southwest of the village, the Little River Raisin crosses a 24-square-mile block group of farmland and acreage homes. Census counts 380 housing units, all detached, with a median owner-occupied value of $305,700 (plus or minus $66,755). Census reports no margin for the 1938 median year built, so treat it loosely. The point mapped on the Little River Raisin sits in Dundee Community Schools, at 29.1364 homestead mills.

Township north: Macon Creek and Leppleman Drain

North of Tecumseh Road, OpenStreetMap maps Macon Creek and the Leppleman Drain, and the drain's point falls in the same large township block group as the western acreage. The township's draft master plan counts 24,964.8 acres of agricultural land, which is 90.1% of the township, and plans one home per 2 to 40 acres there. It ties lot sizes to County Health Department requirements for wells and septic systems.

Schools and commute

Schools

Dundee Community Schools (district website) covers about 73% of Dundee Township's land and about 86% of the 48131 ZIP area, by a Census TIGERweb boundary check of the township and the ZIP. Three other districts reach in at the edges of the township: Ida Public School District at about 10%, Britton Deerfield School District at about 9% and Summerfield School District at about 8%. The district a parcel sits in sets part of its tax bill, so it is worth confirming before an offer. Michigan Treasury's 2025 table gives these homestead rates for Dundee Township homes outside the village: 29.1364 mills with Dundee Community Schools, 30.084 with Britton Deerfield, 26.0468 with Ida and 25.2564 with Summerfield. Inside the village, the Dundee Community Schools row is 41.8164 mills because the village levy is added. The ZIP's edges in other townships have their own rows: Milan Township with Dundee Community Schools is 29.788 mills, Raisinville Township is 26.9591 and London Township is 28.0563. The township assessor's page links the online records that show a parcel's district (the township's online assessing records hold the record cards), and the Michigan property tax calculator applies the exact published millage to an address.

Commute

M-50 runs through the village as Tecumseh Street and West and East Monroe Street, and US-23 passes west of the village, so the two corridors the township's draft master plan names (Dundee Township master plan draft, June 2025) serve most trips. OSRM routing, with no traffic, from Dundee Township Hall at 179 Main Street gives about 22 minutes (14.1 miles) to the city of Monroe, 14 minutes (10.5 miles) to Milan, 27 minutes (18.1 miles) to Saline, 29 minutes (23.9 miles) to Ypsilanti, 33 minutes (25.7 miles) to Ann Arbor, 37 minutes (30.0 miles) to downtown Toledo, 41 minutes (26.8 miles) to Adrian, 45 minutes (39.6 miles) to Detroit Metro Airport and 67 minutes (57.6 miles) to downtown Detroit. Closer to home, Stellantis's plant fact sheet lists the Dundee Engine Plant at 5800 North Ann Arbor Road, with 1.3 million square feet of floor space on 275 acres, and the township's master plan draft places the Cabela's outdoor center and Wilbur-Ellis Company along M-50 west of the village. OpenStreetMap also maps four hotels, including the Splash Universe Resort Hotel, near Cabela's on the village's west side, and the master plan draft counts 30.5 acres of hospitality use. The calculators page groups the budget tools by goal.

Day to day

Living in Dundee

Parks, errands, events, seasonal tasks and the kinds of homes you will see, from the village parks page, the county's West County Park page, the village planning site, the Dundee Area Business Association, the Dundee Farmers Market, the Monroe County Library System, the Postal Service and the other sources named in each card.

What is there to do around Dundee?

The village operates four community parks, Wolverine Park, Waterworks Park, Reggie's Park and Viking Park, which the village lists as being developed, plus four neighborhood parks: Memorial, Ford, Westside and Arbor Chase. The village's What You Need To Know page lists programs such as flag football, soccer, tennis and movies and music in the park. Monroe County's West County Park is 60 acres at 13980 Rightmire Road on the River Raisin, planted in native trees, shrubs, grasses and wildflowers. The village also lists the Old Mill Museum and Banquet Hall, with a conference room for up to 70 and a hall for up to 250.

Where do people run errands?

OpenStreetMap maps Kroger, Ace Hardware and Dollar General along East Monroe Street, and Walgreens and the Cabela's outdoor center on the village's west side. The Dundee Library is the Monroe County Library System's branch at 144 Main Street, open Monday to Saturday, with Saturday hours of 10 a.m. to 2 p.m. The post office is at 319 West Monroe Street, open Monday to Friday from 8:30 a.m. to 5 p.m. and Saturday until noon. Village offices at 350 West Monroe Street are open Monday to Friday, 8 a.m. to 4:30 p.m., at 734-529-3430.

What happens here through the year?

The village calendar lists a Parks and Recreation meeting on Wednesday, November 11, a Downtown Development Authority meeting on Thursday, November 12 at 8:30 a.m. and a Village Council meeting on Tuesday, November 17, 2026. The Dundee Area Business Association's site says it organizes the Mayfly Music Festival in Wolverine Park and the Home for the Holidays Parade and Community Tree Lighting. The Dundee Farmers Market's site describes a Sunday market from June through October. The village's planning site shows its strategic, downtown and master plans moving to open houses and adoption from August to December 2026.

What does each season mean for a homeowner?

Village homes get a village tax bill once a year in July, and Dundee Township sends a summer bill with the State Education Tax and county tax and a winter bill with the rest. With an escrow account, the township mails receipts after winter taxes are paid in mid-February. The village's What You Need To Know page lists Stevens Disposal and Fairway Disposal for trash service and the village office for water, and Monroe County's alert system sends emergency notices to anyone who signs up.

Which kind of home are you after?

Subdivision homes inside the village, such as Arbor Chase, Dundee Ridge and Golf Ridge, have a median year built of 2002 or 2003 in their block groups, and village rates apply to them. The Westminster Drive block group reads 1979, the oldest median in the village. Manufactured homes number 278 in the village and 282 in the township, which changes the loan program. Acreage homes in tract 8308.02 are nearly all detached, with a median year built of 1960. Agricultural zoning minimums in the township's master plan draft are 5 acres and 40 acres, and outside village sewer the county's onsite well and septic rules apply.

Michigan property taxes

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

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 Dundee Township, our 2026 Uncapping Study found taxable value typically rises about 45% the year after a sale. On a $325,000 home, near the typical Dundee value, the first-year tax goes up roughly $1,470 at the Dundee schools rate most homes here pay. We build your payment on that post-sale number.

Looking at a Dundee 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

I'd much rather somebody ask me, "Why are your taxes higher than what I'm seeing online?" than have them build a housing budget around the wrong assumption.

2025 millage

How does Dundee's millage compare with nearby townships?

Rates come from Michigan Treasury's 2025 Total Rates table (Form 4029), and billing details from the Dundee Township treasurer and the village Finance Department's tax sheet. Run an address through the property tax calculator for the exact published rate, and the transfer tax calculator covers the closing-side tax.

What is the homestead rate in Dundee Township?

With Dundee Community Schools it is 29.1364 mills, with Britton Deerfield 30.084, with Ida 26.0468 and with Summerfield 25.2564. Non-homestead rows are 47.1364, 48.084, 44.0468 and 43.2564.

What changes inside the village?

The village row with Dundee Community Schools is 41.8164 mills homestead and 59.8164 non-homestead, which is 12.68 mills more than the township row. The village sends its own bill once a year in July.

How do the neighboring townships compare?

With Dundee Community Schools: Milan Township 29.788 mills, London Township 28.0563 and Raisinville Township 26.9591. Milan Township with Britton Deerfield is 30.7356, and Summerfield Township with Summerfield School District is 27.2124.

What does a mill mean on a bill?

A mill is $1 for every $1,000 of taxable value. At 29.1364 mills, each $100,000 of taxable value carries $2,913.64 a year, and at 41.8164 mills it carries $4,181.64.

How is the township bill split?

Summer bills carry the State Education Tax and the county tax. Winter bills carry the township, township roads, county library, Monroe Community College, special education, Monroe ISD, school operating, school debt and township fire levies, plus the other levies the treasurer lists.

Who handles the bill and the value?

The treasurer's office at 179 Main Street is open Monday to Thursday from 9 a.m. to 3 p.m. and takes the week of July 4 and December 23 through New Year's off. The assessor keeps office hours on Tuesdays, 9 a.m. to 2 p.m.

Local resources

Check Dundee records yourself

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

What our clients say

5.0 on Google across 123 reviews

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Individual experiences. Results vary.

Dundee mortgage questions

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

Is a Dundee 48131 mailing address always inside Dundee Township?

No. By Census TIGERweb’s ZIP area for 48131, about 79% of the land is in Dundee Township, about 10% in Milan Township, about 5% in Summerfield Township, about 4% in Raisinville Township and about 3% in London Township. The village of Dundee covers about 10% of the ZIP area. The township that taxes a parcel, not the mailing town, decides who bills it, so match the parcel number to the township’s online records or the township treasurer’s page before an offer.

Most are in Dundee Community Schools, which covers about 86% of the 48131 ZIP area. Ida Public School District, Summerfield School District and Britton Deerfield School District reach in at the edges, about 3%, about 9% and about 2.5% of the ZIP. Michigan Treasury’s 2025 homestead rates for Dundee Township are 29.1364 mills with Dundee Community Schools, 26.0468 with Ida, 25.2564 with Summerfield and 30.084 with Britton Deerfield. The taxable value guide shows how those rates turn into a bill.

Inside the village of Dundee, the 2025 homestead rate with Dundee Community Schools is 41.8164 mills, and the non-homestead rate is 59.8164. Outside the village, in Dundee Township, the same district’s rows are 29.1364 and 47.1364. The difference is 12.68 mills. Each mill is $1 per $1,000 of taxable value, so 12.68 mills adds $1,268 a year per $100,000 of taxable value. The village bills its own levy once a year in July, per the village Finance Department.

Both, depending on the parcel. The village runs water and sewer service, and its Finance Department collects those utility bills. Outside the village, many homes use wells and septic systems that Monroe County Environmental Health oversees. The township’s master plan draft says a water service agreement between the village and the township governs how many water taps township properties can get. The septic system guide lists what to ask for.

Look the address up on the FEMA Flood Map Service Center, which shows the zone for a specific address. If the zone is high-risk, the lender requires flood insurance on the loan, and the lender’s own flood determination at application confirms the zone. The flood zone guide covers the steps.

Dundee Township’s assessor handles values for township parcels, with office hours on Tuesdays from 9 a.m. to 2 p.m. at 734-529-2650. The treasurer’s office is open Monday to Thursday from 9 a.m. to 3 p.m. and mails one copy of the bill, so a buyer with an escrow account needs the lender to request it each time. The assessor’s page links the free record cards, and the assessment guide and escrow account guide explain what a lender does with the bill.

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. In Dundee that is worth running before an offer, because a village home carries 41.8164 homestead mills with Dundee Community Schools. The Michigan property tax calculator uses the published millage for the address, and the uncapping study shows how resets play out.

Many do, and each is set separately. Arbor Chase, Dundee Ridge and Golf Ridge are subdivisions inside the village, so ask for the association documents, any special assessments and the title commitment. The village Finance Department collects village special assessments, and the village’s planning and zoning page says a zoning permit is needed for new buildings and additions, and fences need a fence permit. The HOA guide explains what the documents should show.

Before you write an offer

What should you settle on a Dundee house?

Each item points to the office that answers it: the village Finance Department, township building department and Monroe County Environmental Health. A homebuyer game plan keeps the list in order, and the inspection checklist and title insurance guide cover the paperwork side.

Is the house on village water and sewer?

In the village, the Finance Department bills water and sewer and also collects village taxes and special assessments. Ask the seller for the latest utility bill.

Is there a well and septic system?

Outside the village, Monroe County Environmental Health oversees onsite sewage systems and wells, and its sanitary code requires an onsite system for new construction where no sanitary sewer is available.

Which tax bills apply?

A village house gets a village bill in July plus the township summer and winter bills. A township house gets the two township bills. A lender with escrow must request the township bill each time.

What does the FEMA map show for the address?

Check the FEMA Flood Map Service Center for the exact address. In a high-risk zone, the lender requires flood insurance, and the quote belongs in the monthly budget before an offer.

Which permits will an addition need?

Inside the village, a zoning permit is needed for new buildings and additions, fences need a fence permit and new driveways need a driveway permit. In the township, the building inspector issues permits under the State of Michigan Building Code.

Are there association rules or dues?

Subdivisions such as Arbor Chase, Dundee Ridge and Golf Ridge may have association rules. Ask for the bylaws, the dues schedule and any pending assessment before the inspection period ends.

Communities near Dundee

Monroe County overview

Guides for Dundee buyers

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Sources

Where do the Dundee figures on this page come from?

29 sources behind the Dundee 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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