Schools
Hudson is a small rural community, so these are real geographic pockets rather than platted subdivisions: All of it falls within Hudson Area Schools, the K-12 "Home of the Tigers" district of about 1,300 students.
Lenawee County, Michigan
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Buying a home in Hudson
Tucked into far-southwest Lenawee County, Hudson is a farming-and-trades town of roughly 2,415 residents that still calls itself "Small Town Big Heart." Daily life here revolves around the National Register Downtown Historic District along Main Street (M-34), the wrestling-famous Hudson Tigers, and Hi-Lex Controls, the automotive-cable plant that anchors local paychecks. Just southwest of town sits the Lake Hudson Recreation Area, Michigan's first designated Dark Sky Preserve. For homebuyers, the appeal is plain: a median home value near $145,000 sits at or below the ZIP's median household income, so ownership stays within reach for working families, first-time buyers, and folks chasing rural acreage. Most residents commute locally to Adrian or work in town rather than driving to Detroit, keeping Hudson grounded and affordable.
By the numbers
Hudson housing and mortgage snapshot
Values move. Treat these as orientation and let us pull current figures for the address you are considering.
$145,000
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
1
Residential ZIP codes
What financing looks like in Hudson
Buying a median Hudson home takes roughly $45,000-$55,000 in household income. On a ~$145,000 purchase with 10-20% down at prevailing rates, estimated PITI lands near $1,000-$1,150 a month, which a 28% front-end ratio covers at about $43,000-$50,000, at or below the ZIP's ~$60,400 median household income. Lenawee County's effective property tax rate is about 1.33%, a touch above the state's ~1.28%, but Hudson's lower values keep bills under the county's ~$2,400 median. Claim the Principal Residence Exemption to drop the school operating millage, and remember Proposal A caps taxable-value growth. At this price point nearly every loan is conforming, so jumbo financing only matters for large-acreage estates; MSHDA down-payment help fits many local buyers.
Nearly every Hudson purchase fits well under the 2026 conforming limit of $832,750, so loan size is rarely the constraint.
The market
The Hudson housing market
The typical Hudson home runs about $145,000, with Zillow placing the 49247 ZIP near $138,600 in late 2025 and Redfin showing a median sale price around $147,500 in spring 2026. Prices have softened lately, Redfin reported the median sale price down roughly 10.5% year over year in April 2026, though Hudson's small sales volume makes any single month swing hard, so watch the multi-month trend. Homes average around 59 days on market and sell near 91% of list price. Demand is driven by affordability, in-town historic charm, and the pull of rural and lake-access parcels for buyers who want land, outbuildings, or dark-sky quiet.
Where to look
Hudson neighborhoods
In-town residential streets, north & east of Main
($120,000-$220,000): Classic ranches and two-stories on city lots; the bulk of Hudson's inventory.
Lake Hudson / Recreation Area vicinity
($180,000-$400,000+): Cottages, lake-access homes, and acreage near the Dark Sky Preserve southwest of town.
Hudson Township rural / acreage parcels
($200,000-$750,000+): Farmsteads and larger-acreage homes with wide price spreads driven by land and outbuildings.
Bean Creek / Tiffin River corridor
($130,000-$300,000): Edge-of-town and creekside lots blending in-town convenience with rural character.
Schools and commute
Commute
Downtown Detroit is roughly 75-80 miles (about 90 minutes to 1 hour 45 minutes) via US-127, but most buyers commute to Adrian or work locally.
Michigan property taxes
Hudson 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 the City of Hudson, our 2026 Uncapping Study found taxable value typically rises about 38% the year after a sale: roughly $1,520 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
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.
Local resources
Check Hudson records yourself
The official offices behind the tax and school details on this page.
- City of Hudson Assessor, for parcel records and current taxable value
- Hudson Area Schools, for district boundaries and enrollment
- Lenawee County Equalization, for county property tax records
What our clients say
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Individual experiences. Results vary.
Hudson mortgage questions
If yours is not here, ask it on the call. There are no dumb questions.
What is the typical home price in Hudson, MI 49247?
As of early-to-mid 2026, the typical Hudson home runs around $140,000-$150,000 (Zillow put the ZIP near $138,600 in late 2025; Redfin showed a median sale price around $147,500 in spring 2026). Listings range widely, from roughly $110,000 in-town homes to $750,000+ for properties on significant acreage.
How much income do I need to buy a median-priced home in Hudson?
Roughly $45,000-$55,000 per year. On a ~$145,000 home with 10-20% down at current rates, estimated monthly PITI lands near $1,000-$1,150. That’s at or below the ZIP’s median household income (~$60,400), which is part of why Hudson is considered affordable for first-time buyers.
What are property taxes like in Hudson?
Lenawee County’s effective rate is about 1.33%, slightly above Michigan’s ~1.28% average. Because Hudson home values are below the county median, actual bills tend to be lower than the county’s ~$2,400 median. Michigan’s Principal Residence Exemption removes the school operating millage on a primary home, and Proposal A caps how fast your taxable value can rise.
What school district serves Hudson, MI?
Hudson Area Schools (the Tigers) serves the city and surrounding area, spanning parts of Lenawee and Hillsdale counties. It’s a small rural district of about 1,300 students with around five schools and one high school, plus a skilled-trades training partnership through the Southern Michigan Center for Science and Industry on Main Street.
Is Hudson a good spot for buyers who want space, recreation, or a quiet small town?
Yes. Hudson markets itself as “Small Town Big Heart,” with a National Register historic downtown along Main Street (M-34) and the nearby Lake Hudson Recreation Area, Michigan’s first Dark Sky Preserve. Buyers can find affordable in-town homes or rural acreage and farmsteads in Hudson Township, while staying within a short drive of Adrian for jobs, shopping, and services.
Who are the major employers around Hudson?
Hi-Lex Controls, the automotive control-cable and window-regulator manufacturer, is the town’s signature plant, alongside Hudson Area Schools as a stable public employer and the Southern Michigan Center for Science and Industry, which trains skilled trades on Main Street. Family farms across southwest Lenawee County and small businesses along the M-34 corridor round out the local economy.
Talk with a local mortgage expert
Tell Samantha what you are trying to do in Hudson and she will tell you what actually matters for your situation, including whether the timing is right.
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Tell us what you are trying to do
Not what product you want. What you are actually trying to accomplish.
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We look at your situation
A licensed Align loan officer works out what matters most for you specifically.
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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.
