Schools
Most of the ZIP is served by Goodrich Area Schools (~1,900 students across Goodrich High, Goodrich Middle, and Oaktree and Reid elementaries), with some Atlas Township parcels in Grand Blanc or Davison districts.
Genesee County, Michigan
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Buying a home in Goodrich
Tucked along M-15 where Genesee County meets the Oakland County line, Goodrich is a small, affluent bedroom village of roughly 2,000 residents, closer to 8,500 once you fold in the surrounding Atlas Township. There is little large-scale employment inside the village itself; instead, neighbors commute about 30-35 minutes to job centers in Grand Blanc, Flint, and Oakland County, with regional paychecks anchored by General Motors and McLaren Health Care. What draws buyers here is the slower pace: the 1889 Goodrich Hotel on the National Register, the mill pond on Kearsley Creek, the historic village core, low taxes, and the well-regarded Goodrich Area Schools. Median household income runs ~$90K-$110K, well above the Michigan norm, which keeps demand steady and inventory tight across the 48438 ZIP.
By the numbers
Goodrich housing and mortgage snapshot
Values move. Treat these as orientation and let us pull current figures for the address you are considering.
$366,000
Typical home value, from the market research on this page
+41%
Typical rise in taxable value the year after a home sells in Atlas Township, 2026 Uncapping Study
0.88%
Effective property tax rate, as a share of value
1
Residential ZIP codes
What financing looks like in Goodrich
To comfortably buy the ~$366K median home with 20% down (~$73K), plan on roughly $95,000-$110,000 in household income, the estimated $2,400-$2,500 monthly PITI fits about a 28% front-end ratio at that level. Genesee County's median effective property tax rate is about 0.88%, below the national average, and Goodrich/Atlas Township parcels often run lower because Michigan caps annual taxable-value growth; your exact bill hinges on whether the parcel falls in Goodrich, Grand Blanc, or Davison schools. First-time buyers should ask about MSHDA down-payment assistance. At this price point most purchases land well inside conforming limits, so conventional and FHA financing dominate, though custom estates on rural acreage can push into jumbo territory.
Nearly every Goodrich purchase fits well under the 2026 conforming limit of $832,750, so loan size is rarely the constraint.
The market
The Goodrich housing market
The typical home value in ZIP 48438 sits near $366,000 as of late 2025, up about 5.1% year over year (Zillow), with Zillow projecting a further ~2.4% over the coming year. Active listings have run higher, a median list price around $424,000 in early 2026 (Redfin), reflecting new construction and larger acreage parcels. Homes spent a median of roughly 84 days on market in February 2026, about a third faster than a year earlier. Demand is driven by the schools, the historic small-town character, and limited new supply; well-priced, move-in-ready homes consistently clear faster than that average.
Where to look
Goodrich neighborhoods
Goodrich Meadows
($400,000-$600,000+): new-construction community (builders including C&L Ward Homes) on the village's edge, the newest, higher-priced inventory in the ZIP.
Village of Goodrich historic core
($220,000-$400,000): older established homes near M-15/State Rd, the mill pond, and downtown, with walkable village character.
Heritage Crossing area
($300,000-$450,000): subdivision streets (Heritage Xing) within the village; established single-family homes.
Pinewood / Meadow Creek area
($280,000-$425,000): residential subdivision streets (Pinewood Dr, Meadow Creek) inside the village limits.
Rural Atlas Township acreage
Hegel/Gale/Coolidge Rd corridors ($350,000-$1,200,000): larger-lot and custom estate homes with the widest price spread in 48438.
Schools and commute
Commute
Downtown Detroit is about 55 miles south via I-75, roughly 60-70 minutes in normal traffic, though most residents commute the 30-35 minutes to Grand Blanc, Flint, or Oakland County instead.
Michigan property taxes
Goodrich 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 Atlas Township, which assesses Goodrich, our 2026 Uncapping Study found taxable value typically rises about 41% the year after a sale: roughly $1,590 more in first-year tax on a $300,000 home at the township's 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 Goodrich records yourself
The official offices behind the tax and school details on this page.
- Atlas Township Assessing Department, for parcel records and current taxable value
- Goodrich Area Schools, for district boundaries and enrollment
- Genesee County Equalization Department, for county property tax records
What our clients say
★★★★★
Samantha Shelton was absolutely amazing! She far exceeded any expectations we had. Samantha was our biggest cheerleader throughout the entire home buying process! It literally felt like my best friend was helping us navigate and cheering us on from start to finish. I would recommend her and the team to anyone; you will be in THE best hands. She is so knowledgeable and kind. This was the best, easiest and least stressful mortgage process ever.
★★★★★
can’t say enough good things about my experience with Samantha Shelton . She took the time to explain every step of the process, answered all my questions promptly, and made sure everything stayed on track. Her professionalism, honesty, and dedication truly stood out. I would recommend her 100% to anyone buying or refinancing a home. My refinance loan was submitted, approved and clear to close the same day, that’s unheard of in the industry. What a rock star !
★★★★★
As a first-time homebuyer in Troy, I was nervous about getting my FHA loan. I went to Samantha Shelton at Align Lending and the experience was nothing short of amazing! Her expertise and fast service made everything so easy. I will definitely be going back to her, and I recommend her if you are looking for a fast and easy mortgage experience!
★★★★★
Samantha Shelton is amazing!! She helped me get into my first home in Ferndale. The closing process was easy I was able to take care of everything without taking a day off of work. Being a first time homebuyer was stressful but she provided clear communication and true experience guidance throughout the entire process
★★★★★
If I could recommend Sam a million times I would. She made the process of buying our first home effortless. I’m grateful to have had her as our broker and even recommended a wonderful realtor as well!
★★★★★
Samantha is a rockstar! She provided expert help and guided me through the loan process in terms that were easy to understand and made the whole experience painless!
Individual experiences. Results vary.
Goodrich mortgage questions
If yours is not here, ask it on the call. There are no dumb questions.
What is the median home price in Goodrich, MI 48438?
The typical home value in ZIP 48438 is around $366,000 as of late 2025, up about 5.1% year over year (Zillow). Active listings have run higher, a median list price near $424,000 in early 2026, reflecting newer construction and larger acreage parcels in the market.
How long do homes take to sell in Goodrich?
Homes in 48438 spent a median of about 84 days on the market in February 2026, roughly a third faster than the prior year. It remains a relatively measured market where well-priced, move-in-ready homes sell faster than the average.
How are property taxes in Goodrich, MI?
Genesee County’s median effective property tax rate is about 0.88%, below the national average, and Goodrich/Atlas Township parcels tend to come in even lower because Michigan caps annual growth in taxable value. Homestead millage runs roughly in the mid-30s of mills; your exact bill depends on whether the parcel sits in the Goodrich, Grand Blanc, or Davison school district.
Which school district serves Goodrich, MI 48438?
Most of 48438 is served by Goodrich Area Schools, Goodrich High, Goodrich Middle, and Oaktree and Reid elementaries, serving about 1,900 students. Strong schools are a major reason families choose the area; some Atlas Township parcels fall in Grand Blanc or Davison schools.
What's it like living in Goodrich and how far is Detroit?
Goodrich is a small, historic village of about 2,000 (around 8,500 with surrounding Atlas Township) known for low taxes, good schools, the 1889 Goodrich Hotel, the mill pond, and a quiet small-town feel. It’s about 30-35 minutes to Flint, Grand Blanc, or Oakland County jobs, and roughly 55 miles (60-70 minutes) south via I-75 to downtown Detroit.
Talk with a local mortgage expert
Tell Samantha what you are trying to do in Goodrich and she will tell you what actually matters for your situation, including whether the timing is right.
- 1
Tell us what you are trying to do
Not what product you want. What you are actually trying to accomplish.
- 2
We look at your situation
A licensed Align loan officer works out what matters most for you specifically.
- 3
You leave with a plan
Your options, the tradeoffs, and your next step. No obligation to go further.
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.
