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Livingston County, Michigan

Mortgage Broker in Fowlerville, MI

Homes in the village of Fowlerville and the townships around it share one ZIP code and one I-96 corridor, yet the tax bill depends on which municipality and school district the recorded parcel sits in.

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What should you know before buying a home in Fowlerville?

Sitting right on the I-96 corridor between Lansing and Metro Detroit, Fowlerville is a small central-Livingston-County village built around farming, its schools, and the 140-year-old Fowlerville Family Fair at the Livingston County Fairgrounds on W. Grand River Rd. The village itself is compact, roughly 2,900 residents per the Census-based count, but the 48836 ZIP reaches far past the downtown grid into Handy, Conway, Iosco and Cohoctah townships, picking up hobby farms and acreage. Employment leans on Fowlerville Community Schools, automotive supplier ZF, the seasonal Agricultural Society, and a steady stream of commuters who work in Lansing, Brighton/Howell or Detroit. That commuter pull, plus new Allen Edwin construction near the freeway, is what keeps demand here firmer than the village's small size would suggest. See Wikipedia for local history.

By the numbers

What do the numbers say about Fowlerville housing?

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

$292,000

Typical home value, from the market research on this page

+45%

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

0.85%

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: 48836

What does financing look like in Fowlerville?

The Census puts the owner-reported median home value at $192,000 in the village of Fowlerville (a margin of $17,158) and $250,400 in Handy Township, with $285,500 in Conway Township, $319,500 in Iosco Township and $347,400 in Cohoctah Township, according to the 2024 American Community Survey. The village's typical home was built in 1972 and Handy Township's in 1991, and the newer streets south of the village, in tract 7225, show a typical build year of 2001 and a median of $292,700. Those are five-year owner estimates across every home, so a recent sale, especially a new build, can sit well above them, and Redfin and Zillow figures for the ZIP, which follow recent sales and listings, are the better read on the current month. At these values most purchases fit inside the 2026 conforming limit of $832,750 and the FHA limit of $541,287, so conventional, FHA and VA loans are the usual starting points, as is HomeReady (every program sits on the loan programs page), and USDA eligibility depends on the address, which the USDA eligibility check reads from USDA's own map. Check the figures against your county in the loan limit tool.

Four local details change a Fowlerville file. First, 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. The Michigan property tax calculator reads the millage for a specific address. Second, water: the village bills water and sewer quarterly, Handy Township runs its own utility for service areas such as Silver Springs and Red Cedar, and parcels outside both typically rely on a well and septic system, so read buying a home with a septic system and how well water affects value. Third, the property type: the village master plan names condominiums at Addison Circle and two manufactured home communities, which brings in manufactured home loans and condominium loan rules. Fourth, the map: FEMA's Map Service Center shows the flood zone for an address, and in a high-risk zone the lender requires flood insurance. Closing costs and escrow work as they do anywhere, covered in closing costs and mortgage escrow accounts, and a mortgage broker in Fowlerville, MI starts the file with the municipality, the district and the property type.

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A Fowlerville mailing address can be taxed at 40.832 homestead mills inside the village or 27.5637 in Handy Township outside it, both in Fowlerville Community Schools, because the village levies its own tax in addition to the district rate.

The market

What is the Fowlerville housing market like?

Zillow puts the typical Fowlerville home value near $292,000, up about 2.1% over the trailing year, while Redfin closed-sale medians have run hotter, roughly $322,000 to $343,000 in 2026, with new builds listing into the low $420,000s. The split matters: an in-village resale and a brand-new Allen Edwin ranch are nearly a six-figure budget apart. Homes move fast, going under contract in about 20 days on a thin pipeline of only 60 to 75 active listings across the ZIP. Demand is driven by freeway access, the school complex, and buyers priced out of Brighton and Howell looking one exit west.

ZIP 48836

Which part of 48836 is the home in?

The Census draws ZIP code area 48836 across the village and five townships, and the land shares below come from laying that area over township and school district boundaries. Taxes follow the recorded parcel, which the Handy Township assessing page and the Michigan Treasury 2025 rate table help you read, and the Michigan property tax calculator takes an address. The fairgrounds at 8800 West Grand River, run by the Fowlerville Agricultural Society, are another Fowlerville address that sits in Handy Township outside the village limits.

Handy Township, about 35% of the ZIP

The township surrounds the village of Fowlerville and holds the largest share of the ZIP's land. Its 2024 Census median home value is $250,400 and the typical home was built in 1991. About 95% of the township is in Fowlerville Community Schools.

Conway Township, about 31%

North of Handy Township, with a Census median home value of $285,500 and a typical build year of 1992. Treasury lists Fowlerville, Webberville, Byron and Morrice districts, so two neighbors can sit in different districts.

Iosco Township, about 15%

South of Handy Township, with a Census median home value of $319,500 and a typical build year of 1993. Treasury lists Fowlerville, Howell and Stockbridge districts for the township.

Cohoctah Township, about 11%

Northeast of the village, with a Census median home value of $347,400 and a typical build year of 1977. Treasury lists Fowlerville, Howell and Byron districts for the township.

Howell Township, about 7.5%

The eastern edge of the ZIP reaches into Howell Township, where Treasury lists Fowlerville Community Schools at 27.5079 homestead mills and Howell Public Schools at 23.6604.

The village, inside Handy Township

The village of Fowlerville counted 2,918 people and 1,337 homes in the 2024 Census estimates, 835 owner-occupied and 429 renter-occupied, with a typical build year of 1972 and a $192,000 median home value, a margin of $17,158.

Where to look

Which neighborhoods make up Fowlerville?

Downtown Fowlerville and the central blocks

Grand River Avenue and Grand Avenue anchor the older core, and the 2017 master plan says most central lots measure 66 feet by 130 feet. Tract 7223 is the village itself, with 1,337 homes, 835 owner-occupied and 429 renter-occupied, a typical build year of 1972 and an owner median value of $192,000, a margin of about $17,000. The village hall at 213 South Grand Avenue and the library at 130 South Grand Avenue sit here, and Census ZIP checks return 48836.

Pinewood Drive, Ore Creek and Addison Circle

The village master plan names Ore Creek and Pinewood as residential subdivisions and Addison Circle as condominiums, all inside the village limits. Pinewood Drive and Addison Circle fall in block group 1 of tract 7223, which also holds the village hall and counts 797 homes, 518 owner-occupied and 206 renter-occupied, with a typical build year of 1954 and an owner median value of $208,900, a margin of about $21,000. Older and newer homes share it, so an individual house can differ widely.

Cedar River Estates and Grandshire Estates

Two manufactured home communities, Cedar River Estates and Grandshire Estates, sit in the southwest corner of the village, according to the 2017 master plan, and block group 2 of tract 7223 includes Cedar River Drive and Grandshire Boulevard. The block group counts 540 homes, 317 owner-occupied and 223 renter-occupied, with a typical build year of 1977 and 169 manufactured homes. The Census publishes no median value for it. A home on a leased lot is financed differently from one on owned land.

Silver Springs in Handy Township

Silver Springs is a newer set of streets, including Majestic Boulevard and Moonlight Creek Lane, north of the village in Handy Township, outside the village limits. Census lookups put it in ZIP 48836 and Fowlerville Community Schools, and the township's utility page lists a Silver Springs service area with its own rates. Block group 1 of tract 7221 is large, with 877 homes, 797 owner-occupied and 277 manufactured, a typical build year of 1996 and a median of $251,400, a wide margin near $60,000.

Emerald Valley and East Grand River Avenue

East of the village, Emerald Valley Boulevard and Emerald Valley Loop sit in Handy Township, outside the village limits, in ZIP 48836. Block group 2 of tract 7221 counts 330 homes, every one owner-occupied and every one a detached house, with a typical build year of 1996 and a median value of $264,400, a margin of about $27,000. A parcel here pays Handy Township's 2025 rate of 27.5637 homestead mills in Fowlerville Community Schools, without the village levy.

Red Cedar Crossing and the river-named streets

South of the village near South Grand Avenue and Fowlerville Road, streets carry Michigan river names such as Sycamore River Drive, Au Gres River Drive and Cass River Drive. Census checks place them in Handy Township, outside the village, in ZIP 48836 and Fowlerville Community Schools. Tract 7225 counts 852 homes, 823 owner-occupied and 841 detached, with a typical build year of 2001 and a median of $292,700, a margin of about $12,000. Handy Township's utility page lists a Red Cedar service area.

Handy Township acreage and rural roads

Beyond the village and its newer streets, Handy Township counts 3,396 homes, 2,785 owner-occupied, 2,536 detached and 453 manufactured, with a typical build year of 1991 and a median value of $250,400, a margin of about $16,400. The township holds about 35% of ZIP 48836's land, and parcels outside a utility service area typically use a private well and septic system. Livingston County Environmental Health keeps well and septic records searchable by street address or parcel number.

Conway Township, the north part of 48836

About 31% of ZIP 48836's land lies in Conway Township north of Handy Township, and a point there checks out as ZIP 48836 and Conway Township. The 2024 Census median home value is $285,500, a margin of about $24,000, with a typical build year of 1992 and 1,209 owner-occupied homes. The 2025 Treasury table lists four districts for the township, Fowlerville at 28.597 homestead mills, Webberville at 34.8577, Byron at 22.8568 and Morrice at 26.8703, so the parcel's district sets the bill.

Iosco Township, the south part of 48836

About 15% of ZIP 48836's land lies in Iosco Township south of Handy Township, and a point there checks out as ZIP 48836 and Iosco Township. The 2024 Census median home value is $319,500 with a wide margin of about $42,600, a typical build year of 1993, 1,353 owner-occupied homes and 1,468 detached houses. Treasury lists Fowlerville Community Schools at 27.9259 homestead mills, Howell Public Schools at 23.5792 and Stockbridge Community Schools at 27.1866, so ask which district serves the parcel.

Cohoctah Township, the northeast part of 48836

About 11% of ZIP 48836's land lies in Cohoctah Township northeast of the village, and a point there checks out as ZIP 48836 and Cohoctah Township. The 2024 Census median home value is $347,400, a margin of about $29,800, with a typical build year of 1977, 1,078 owner-occupied homes and 1,172 detached houses. Treasury lists Fowlerville at 27.9614 homestead mills, Howell Public Schools at 23.6147 and Byron Area Schools at 22.2212, and the Census water layer names Lake Cohoctah in this part of the county.

Schools and commute

Schools

Fowlerville Community Schools covers about 88% of the land in ZIP 48836 by Census boundaries and about 95% of Handy Township. Its buildings, listed on the district's site, are the Little Glad Early Childhood Center, Fowlerville Elementary, Natalie Kreeger Elementary, Fowlerville Junior High and Fowlerville High School. The district publishes an enrollment page for confirming attendance at a specific address. Howell Public Schools covers about 10% of the ZIP's land and about 4% of Handy Township, Byron Area Schools about 2% of the ZIP and Webberville Community Schools under 1%, so a Fowlerville mailing address does not by itself name the district. The 2025 Michigan Treasury table shows what that choice does to a homestead bill in Handy Township: 27.5637 mills in Fowlerville Community Schools, 23.217 in Howell Public Schools and 33.8244 in Webberville Community Schools. Conway Township lists Fowlerville at 28.597 mills, Webberville at 34.8577, Byron at 22.8568 and Morrice at 26.8703, while Iosco Township lists Fowlerville at 27.9259, Howell at 23.5792 and Stockbridge at 27.1866. The recorded parcel decides the district, and the enrollment page and the two neighboring district sites can confirm a specific address.

Commute

Fowlerville sits on I-96, and the village's 2017 master plan describes the Grand Avenue interchange south of the railroad tracks as the freeway access for the commercial strip along Grand Avenue. Driving from the village hall at 213 South Grand Avenue, OSRM routing without traffic gives Howell in 14 minutes (8.7 miles), Williamston in 18 minutes (11.1 miles), Brighton in 26 minutes (20.3 miles), downtown Lansing in 35 minutes (29.2 miles by I-96 and I-496), East Lansing in 36 minutes (25.6 miles), Ann Arbor in 45 minutes (37.5 miles), Novi in 41 minutes (35.3 miles), Detroit Metropolitan Airport in 72 minutes (62.1 miles) and downtown Detroit in 76 minutes (63.2 miles). The master plan also describes a large industrial area along East Van Riper Road in the southeast corner of the village, and the local history site's list of Fowlerville and Handy Township businesses includes Asahi Kasei Plastics North America, Hatch Stamping, Marblecraft, Ventra, Vermeer Midwest and ZF. The Fowlerville Area Fire Department, at 9110 West Grand River Avenue, covers about 108 square miles across Handy, Conway and Iosco townships and the village, per the village's welcome packet, which is worth knowing when a homeowners insurance quote asks for the fire district.

Day to day

Living in Fowlerville

Parks, errands, events, seasonal village tasks and the kinds of homes you will see, from the village's events page, its public works page and shopping page, the library's hours page, Christmas in the Ville, the Fowlerville history site and the township treasurer's FAQ.

What is there to do around Fowlerville?

Fowlerville Community Park covers 30 acres on the west side of Grand Avenue between Addison Drive and Addison Circle, with a playground, a sledding hill, ballfields and the Rotary Mile, a one-mile trail, according to the village's parks and recreation master plan. Centennial Park, 2.5 acres next to the library, hosts Fun in the Ville on June 13, 2026. The plan also proposes a river walk along the Red Cedar River, which runs along the village's western edge, and the Fowlerville history site publishes a tour of the village's historic homes.

Where do people run errands?

Grand River Avenue and Grand Avenue carry most errands. The village's shopping page lists a grocery store at 131 East Grand River, Kodet's True Value Hardware at 110 West Grand River, Fowlerville Feed and Pet Supply on Hale Street, Aleta's Flower Shop and Posy and Joy on South Grand Avenue and Walmart on Gehringer Drive, with O'Reilly Auto Parts and AutoZone farther south toward I-96. The Fowlerville District Library at 130 South Grand Avenue is open Monday through Wednesday 9:30 a.m. to 7 p.m., Thursday until 8 p.m., Friday until 6 p.m. and Saturday 10 a.m. to 4 p.m., and lists a seed library and a library of things.

What happens here through the year?

Fun in the Ville fills Centennial Park on June 13, 2026 from 10 a.m. to 3 p.m., and the village's July 4 parade starts at 6 p.m. with fireworks at 10 p.m. The Fowlerville Agricultural Society, established in 1886, held its 140th fair from July 27 to August 1, 2026 at 8800 West Grand River. Christmas in the Ville is set for December 5, 2026, with more than 40 hot air balloonists parading down Grand River Avenue. The village's events page also lists Livingston County household hazardous waste drop-offs on May 2, July 18 and September 19, 2026 and an electronics recycling day on August 22, 2026.

What does each season mean for a homeowner?

In the village, yard-bag compost pickup runs every Monday from April through November, with up to 5 bags a week, and brush pickup falls on the second Tuesday of each month from April through November. Garbage day is Tuesday, and the 2026 calendar ends leaf collection on November 24. Sidewalks are to be cleared within 24 hours after a snowfall of 4 inches or less and within 48 hours after a larger one. The village tax is due September 15, township summer bills are mailed July 1 and winter bills December 1, and village water and sewer bills are due at the end of January, April, July and October.

Which kind of home are you after?

Older in-town homes sit on the central blocks around downtown, where the village master plan says most lots measure 66 feet by 130 feet and the Census puts the typical build year in that block group at 1954. The Fowlerville history site documents Italianate, Victorian, Craftsman bungalow and Carpenter Gothic homes there. Newer subdivision homes sit in Handy Township, such as the streets the township's utility page groups as Silver Springs, north of the village, and Red Cedar, south of it. Manufactured homes fill Cedar River Estates and Grandshire Estates, and acreage homes on a well and septic system spread across the surrounding townships. Each type changes the paperwork, from condominium documents to a leased lot to a well and septic check.

Michigan property taxes

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

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 Handy Township, which assesses Fowlerville, our 2026 Uncapping Study found taxable value typically rises about 45% the year after a sale. On a $300,000 home, near the typical Fowlerville value, that is roughly $1,900 more in first-year tax at the village's homestead millage. We build your payment on that post-sale number.

Looking at a Fowlerville 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

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.

2025 mills

How do 2025 homestead mills compare around Fowlerville?

A mill is $1 of tax for every $1,000 of taxable value, and the Michigan Treasury 2025 Total Rates table lists a homestead column for a principal residence and a non-homestead column for everything else. The side-by-side figures below are 2025 rates, and the taxable value guide, the uncapping study and the property tax calculator show how a sale resets the base.

Inside the village

Fowlerville Community Schools with the village levy lists 40.832 homestead mills and 58.832 non-homestead mills, and the village collects its own tax each September.

Handy Township outside the village

The same district lists 27.5637 homestead and 45.5637 non-homestead mills, a difference of 13.2683 mills from the village rate.

Handy Township in other districts

Parcels in Howell Public Schools list 23.217 homestead mills and parcels in Webberville Community Schools list 33.8244, against 27.5637 for Fowlerville.

Conway Township

Fowlerville lists 28.597 homestead mills, Webberville 34.8577, Byron 22.8568 and Morrice 26.8703, a spread of 12.0009 mills between the highest and lowest districts.

Iosco and Cohoctah townships

Iosco lists Fowlerville at 27.9259, Howell at 23.5792 and Stockbridge at 27.1866. Cohoctah lists Fowlerville at 27.9614, Howell at 23.6147 and Byron at 22.2212.

Two tax bills, three payments

The village's welcome packet says summer and winter taxes are paid to Handy Township while a separate village tax, set by its own millage, is due each September.

Local resources

Check Fowlerville records yourself

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

What our clients say

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Fowlerville mortgage questions

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

Is a home with a Fowlerville address in the village or in a township?

It can be either, and the difference changes the tax bill. About 35% of ZIP 48836’s land is in Handy Township, which also surrounds the village, about 31% is in Conway Township, 15% in Iosco, 11% in Cohoctah and about 7.5% in Howell Township, by Census boundaries. Newer streets such as Silver Springs and Red Cedar Crossing carry a Fowlerville address but sit in Handy Township outside the village limits. The recorded parcel, not the mailing address, decides which taxes apply, and the Handy Township assessing page and the village site are the places to confirm it.

Most parcels are in Fowlerville Community Schools, which holds about 88% of the ZIP’s land and about 95% of Handy Township. Howell Public Schools, Webberville Community Schools and Byron Area Schools cover the rest. In Handy Township the 2025 Treasury table lists homestead rates of 27.5637 mills in Fowlerville, 23.217 in Howell and 33.8244 in Webberville. Confirm a specific address with the Fowlerville enrollment page, Howell Public Schools or Webberville Community Schools.

The village adds its own levy. The 2025 Treasury table lists 40.832 homestead mills and 58.832 non-homestead mills inside the village, against 27.5637 and 45.5637 in Handy Township outside it, both in Fowlerville Community Schools, a gap of 13.2683 mills. Taxable value also resets with a sale. 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. The Michigan property tax calculator works from the address, and the taxable value guide explains the reset.

Two bills arrive. Handy Township’s treasurer bills the summer and winter taxes, with summer bills mailed July 1 and due September 15 and winter bills mailed December 1 and due in February, per the township treasurer’s FAQ. The village then collects its own annual tax, due September 15 in 2026 on the village’s 2026 calendar. Handy Township mails a bill to every owner even when a lender escrows, so keep the statement for your records, and read how escrow accounts work.

It depends on where the parcel sits. Inside the village, water and sewer come from the village and are billed quarterly, with a flat-rate residential minimum of $220 per quarter on the village rate sheet. Handy Township bills its own water and sewer for service areas that include Silver Springs and Red Cedar, per the township’s utility page. Parcels outside those areas typically rely on a private well and septic system, and the septic guide lists the checks a buyer asks for.

Start with FEMA’s Map Service Center for the address, because in a high-risk zone the lender requires flood insurance, which FloodSmart explains, and read buying a home in a flood zone. The Red Cedar River and its branches run near the village, and the Census names county drains including Handy Drain 5, Handy Howell Drain No. 1, Handy Iosco Drain No. 1 and Conway Drain No. 1. Ask the county Drain Commissioner and the township treasurer whether a drainage or special assessment applies, because a special assessment is paid in yearly installments with the tax bill.

Ask for the paperwork that matches the property type before you write an offer. The village master plan names condominiums at Addison Circle and two manufactured home communities, Cedar River Estates and Grandshire Estates, and the Census counts 169 manufactured homes in the village. A condominium file includes the master deed, bylaws and association budget, and a home on a leased lot is financed differently from one on owned land. Start with condominium financing and manufactured homes.

A mortgage broker checks the pieces that change with the address first: the municipality, the school district, whether the village levy applies, how water and sewer are handled and which loan fits the property type. The broker then compares multiple wholesale lenders on the same file. Start with the homebuyer game plan, test an address with the Michigan transfer tax calculator and see every tool on the calculators page.

Before you offer

What should you settle before you make an offer on a Fowlerville house?

Six checks that change a Fowlerville file, drawn from the village site, the Handy Township utility page and FEMA's Map Service Center. Utilities named by the village are DTE Energy for electricity and Consumers Energy for gas, and the fire district is the Fowlerville Area Fire Department. The loan side is covered in condominium financing, manufactured homes and buying in a rural area, and new construction inspections apply to the newer streets.

Village or township bill?

Confirm the municipality on the recorded parcel. A village parcel pays the village levy each September in addition to the township summer and winter bills.

Utilities and services

The village bills water and sewer quarterly, with a $220 flat-rate residential minimum per quarter. Handy Township's utility page lists base charges of $20.00 for water and $38.00 for sewer in its Red Cedar service area and $24.91 and $44.15 in Silver Springs, and rates change.

Well and septic records

Livingston County Environmental Health keeps current well and septic records from 2018 and an archive of 2017 and older, searchable by street address or parcel number, at 2300 East Grand River Avenue in Howell.

Condominium or platted lot

Ask whether a newer home is a platted lot or a condominium unit. A condominium unit brings the master deed, bylaws and association budget into the loan file, and the village master plan names condominiums at Addison Circle.

Manufactured home community

Cedar River Estates and Grandshire Estates are manufactured home communities in the southwest village. A home on a leased lot and a home on owned land are financed differently.

Drains and the flood map

The Census names the Red Cedar River, Handy Drain 5 and other county drains near the village. Check the FEMA map for the address and ask the county Drain Commissioner whether a drainage assessment applies.

Communities near Fowlerville

Livingston County overview

Guides for Fowlerville buyers

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Sources

Where do the Fowlerville figures on this page come from?

29 sources behind the Fowlerville 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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