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Oakland County, Michigan

Mortgage Broker in Lake Angelus, MI

Buying on Lake Angelus Shores, Gray Woods Lane or North Lake Angelus Road? Before Samantha takes your loan to multiple wholesale lenders, she pulls the parcel record: which school district taxes it, who keeps up the road, and what the well and septic records show.

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Buying a home in Lake Angelus

Lake Angelus is a small Oakland County city built entirely around the lake that gives it its name, home to about 287 people at the 2020 Census, which makes it the second-smallest city in Michigan by population. It was incorporated as a village in 1930 and became a city in 1984. Of its roughly 1.6 square miles, about 0.6 square miles is the lake itself, and the city is bordered by Auburn Hills to the north and east, Pontiac to the south and Waterford Township to the west. There is no commercial district here; it is a quiet residential community a short drive from our Waterford office.

By the numbers

Lake Angelus housing and mortgage snapshot

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

$1,052,000

Typical home value, from the market research on this page

+24%

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

2

Residential ZIP codes: 48326, 48329

What financing looks like in Lake Angelus

So few houses sell here that each sale says more than an average. Redfin shows at least 11 house sales inside the city from November 2023 through August 2026, from $1,300,000 on Lake Angelus Shores in September 2025 to $3,600,000 for a 1927 house on 5.63 acres on Lake Angelus Lane in September 2024, with a median of $1,980,000. Two of them were sold together with a second parcel, and one was listed and sold the same day. Oakland County's 2026 parcel records list 148 houses and 41 vacant residential parcels in the city, and twice the median state equalized value of those houses, the assessor's yardstick for market value, comes to about $1,590,000. The $1,052,100 Census median shown on this page comes from owners' own answers to surveys taken 2020 to 2024, and its margin runs about $429,000 each way. With sales at these levels, most buyers who finance borrow more than the 2026 conforming limit of $832,750, which makes it a jumbo loan, and lenders then look for larger reserves and a fuller paper trail on income and assets. What counts is the amount borrowed, so a bigger down payment can keep a loan under the limit. FHA's $541,287 loan limit and MSHDA's $566,355 purchase price cap on the MI Home Loan are far under any recent Lake Angelus sale.

Three local details reach almost every loan file. Water and sewer come first: the city's 2024 Master Plan says most properties use private wells and septic fields, and Waterford Township provides sewer or water to a limited number of properties on the west end of North Lake Angelus Road under an interlocal agreement. The Oakland County Health Division leaves well testing to the owner and permits every new or replacement septic system, so ask the seller for recent water tests and the septic permit history. Then the road. The city owns none of its roads: Gallogly, Baldwin, Old Baldwin, Newark and North Lake Angelus roads are owned by Oakland County's road commission or by Pontiac, while Lake Angelus Shores, Lake Angelus Lane, Sleepy Hollow, Rip Van Winkle, Gray Woods Lane and Private Drive are owned and maintained by residents through access easements. Recent Lake Angelus Shores listings show a yearly association fee of $700 to $1,000 covering trash pickup and, on some, snow removal, and you can expect the appraiser and lender to ask how the house reaches a public road and who keeps up the private stretch. Last, flood: FEMA's high-risk zone around the lake carries a base flood elevation of 953 feet, three feet above the 950-foot ordinary high-water mark in the city's zoning code, so a house near the shore needs its elevation checked.

The lot often carries as much of the price as the house. A 2025 listing on Lake Angelus Shores, 2.5 acres with 166 feet of sandy frontage and a 1950 ranch, was priced at what its listing called land value. The zoning code allows a new house only on a lot with at least 100 feet of lake frontage and 30,000 square feet, and it caps the house at 60 square feet of floor space for each foot of frontage. A new house also goes through site plan review, with a $300 application fee and a $4,000 escrow. A teardown or a lot purchase is usually financed with a construction loan, and with so few sales an appraiser may need comparable houses from outside the city line, so we raise the value question before you write an offer.

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Eleven Lake Angelus houses on Private Drive carry a Waterford, MI 48329 address on Oakland County's parcel records, and the Census geocoder places 2490 North Lake Angelus Road, marketed as a Lake Angelus house, in Waterford Township.

The market

The Lake Angelus housing market

With only about 121 households, Lake Angelus sees very few sales in a typical year, so any single figure moves a lot. The Census Bureau's American Community Survey puts the median owner-occupied home value near $1,052,100, with a wide margin of error (about $429,000 either way) because the sample is so small. Lake frontage and lot size drive most of the difference between one home and the next, and a single lakefront sale can shift the year's numbers on its own.

On the record

Lake Angelus house sales since 2023

Redfin shows at least 11 sales of houses inside the city line from November 2023 through August 2026. Acres, frontage and features come from each listing, and the months are closing months.

$2,080,000, August 2026

North Lake Angelus Road West, a 1988 house of about 4,600 square feet, listed and sold the same day.

$1,510,000, August 2026

Lake Angelus Shores, a two-bedroom 1935 house on two parcels with about 132 feet of sandy frontage, three days on the market.

$2,249,500, May 2026

Lake Angelus Shores, a 1991 house of about 6,900 square feet, sold at its asking price after 37 days.

$2,800,000, October 2025

Lake Angelus Shores, a 1960 house of about 4,600 square feet with a grandfathered boathouse and a sandy beach.

$1,300,000 and $1,425,000, September 2025

Two Lake Angelus Shores houses: a 1960 house sold with the parcel next door, and a 1962 house on a point with 220 feet of frontage.

$1,650,000, August 2025

Lake Angelus Shores, 2.5 acres and 166 feet of frontage with a 1950 ranch, priced by its listing at land value.

$1,980,000, November 2024

North Lake Angelus Road West, a 1972 house on 3.29 acres, of about 5,900 square feet.

$3,274,750 and $3,600,000, fall 2024

Gallogly Road, a 2002 house on 8.4 acres, in October, and Lake Angelus Lane, a 1927 house on 5.63 acres, in September.

$1,900,000, November 2023

Lake Angelus Shores, a 1950 house on 3.4 acres with more than 300 feet of frontage and a boathouse.

Where to look

Lake Angelus neighborhoods

Gallogly Road and City Hall

Sixteen houses, numbered 70 to 590, sit along the public road on the southeast side, with City Hall at 45 Gallogly Road in a schoolhouse built in 1917. The city's 2024 Master Plan says residents moved Gallogly Road off the shoreline to its present course to prevent public access to the lake. A 2002 house on 8.4 acres, by its listing, sold for $3,274,750 in October 2024. South of the road and west of Baldwin, the plan maps a wetland of nearly 20 acres in a lowland hardwood woodlot. Pontiac school district.

Lake Angelus Shores, the 600 to 800 blocks

Nine houses sit where Lake Angelus Shores leaves Gallogly Road and heads west along the south shore, the first stretch of a road the residents own. A 1950 house on 3.4 acres with more than 300 feet of frontage and a boathouse, per its listing, sold for $1,900,000 in November 2023, and a 1991 house of about 6,900 square feet sold at its $2,249,500 asking price in May 2026. Twice the median state equalized value on this stretch is about $1,350,000. Pontiac school district.

Lake Angelus Shores, the 900 to 1300 blocks

The middle of the south shore holds 19 houses on the county roll, 10 of them two-story, 8 ranches and a tri-level. Three sold within a year: $1,300,000 for a 1960 house sold with the parcel next door in September 2025, $2,800,000 for a 1960 house of about 4,600 square feet with a grandfathered boathouse in October 2025, and $1,510,000 for a two-bedroom 1935 house on two parcels with about 132 feet of sandy frontage in August 2026, per their listings. Listings here show a $1,000 yearly association fee that includes trash pickup.

Lake Angelus Shores west, 1330 to 2224

Past the school district line the same private road carries 18 more houses, all in Waterford School District, ending at 2224, a 1962 house on a point with 220 feet of frontage and a new septic field, per its listing, which sold for $1,425,000 in September 2025 after listing at $1,499,990. In August 2025 a 2.5-acre parcel with a rock seawall sold for $1,650,000. About a third of the land in the Census block along this stretch sits in FEMA's high-risk flood zone.

Private Drive, the Waterford-addressed corner

Eleven houses, numbered 2260 to 2480, share a private drive in the southwest corner, and every one carries a Waterford, MI 48329 site address on the county's records although the City of Lake Angelus taxes them. The 2020 Census counted 10 homes on about 16 acres in the block here. Houses run smaller than the city's middle, a median of about 2,840 square feet against about 3,940 citywide, and six are ranches. Waterford school district. Confirm the parcel's tax code before an offer.

Lake Angelus Lane

A private lane at the west end with 21 houses, numbered 2290 to 2478, all in Waterford School District, and the widest spread on the county roll: twice state equalized value runs from about $383,000 to about $3,460,000. Eleven are ranches. The 1927 house at 2384, about 8,300 square feet on 5.63 acres with roughly 250 feet of frontage and a septic system, per its listing, sold for $3,600,000 in September 2024.

North Lake Angelus Road West

Seventeen houses, numbered 2025 to 2485, front the public road on the northwest shore, all in Waterford School District. This is the end of the city where an interlocal agreement lets Waterford Township serve a limited number of properties with sewer or water. A 1972 house on 3.29 acres, designed by architect Carl Luckenbach per its listing, sold for $1,980,000 in November 2024, and a 1988 house sold for $2,080,000 in August 2026, listed and sold the same day. Just past the city line, 2490 is a Waterford Township parcel.

North Lake Angelus Road east and Sleepy Hollow

The north shore road carries 14 houses numbered 895 to 1179, and Sleepy Hollow Drive, a private spur, three more numbered 4000 to 4005, all in the Pontiac school district. The Master Plan describes slopes on this side of the lake as steeper than on the south, and the zoning code allows a walkout lower level no more than seven feet below natural grade. The city owns about 4 acres west of Sleepy Hollow. Twice the median state equalized value on the road is about $1,990,000.

Gray Woods Lane and Old Baldwin Road

On the east side, between the lake and Baldwin Road, Gray Woods Lane is a private lane with 15 houses, numbered 289 to 681, and Old Baldwin Road adds four more. Houses run large here: a median of about 5,660 square feet on Gray Woods, and twice the median state equalized value is about $2,240,000. The Master Plan maps a sizable wetland complex on private land along the north side of Gray Woods Lane. The city's police station is at 3575 Baldwin Road. Pontiac school district.

City land, Welcome Island and the sanctuaries

The city owns more than 100 acres, all for residents: Welcome Island, the Staff and Hulbert wildlife sanctuaries, the resident boat launch on Shores Road, the spillway built in the 1930s that still controls the lake level, and about 97 acres near North Lake Angelus and Baldwin roads with a historic barn, three tennis courts, a driving range, a memorial park and a walking path. A reciprocal deed restriction on every lakefront property bars public or commercial lake access, beaches and boat launching.

Before you build or remodel

Building rules that come with a Lake Angelus lot

Lake Angelus zoning is written around the lake. These are the rules in the city's code and its site plan guide that most often change the value of a lot to someone planning to build.

100 feet of frontage

A new principal house needs a lot with at least 100 feet of frontage on Lake Angelus and 30,000 square feet. Frontage is measured in a straight line where the side lot lines meet the 950-foot ordinary high-water mark.

60 square feet per foot

The house may hold 60 square feet of floor space for each foot of frontage, so 100 feet allows 6,000. Half of a walkout lower level counts, while basements, garages, screened porches and decks do not.

Setbacks set by the neighbors

When both neighboring houses sit within 85 feet of the water, the lakeside setback is their average and never under 50 feet. Otherwise lake view lines from each side decide it, up to 250 feet. Side yards are 15 feet.

The 50-foot line

Building, grading, a seawall or a new path to the water within 50 feet of the lake needs special land use approval from the City Council after a public hearing, good for one year.

Site plan review

A new house goes to the Planning Commission with a $300 application fee and a $4,000 escrow, an addition with $150 and $1,000. EGLE, the Road Commission and the county health division may need to sign off first.

Trees and docks

Healthy trees 6 inches or more across are protected within 75 feet of the road, along the side lines and toward the lake. A seasonal dock under 75 feet needs no approval, and all docks on a parcel are capped at 650 square feet.

Schools and commute

Schools

Two districts split the city. Census school district boundaries put about 78% of its land in the School District of the City of Pontiac and the west end in Waterford School District. Matched against Oakland County's parcel records, that comes to about 80 houses in the Pontiac district, on Gallogly Road, Gray Woods Lane, Old Baldwin Road, Sleepy Hollow Drive, North Lake Angelus Road from 895 to 1179 and Lake Angelus Shores up to number 1310, and about 68 in Waterford's, on Lake Angelus Lane, North Lake Angelus Road West, Private Drive and Lake Angelus Shores from 1330 on. Lake Angelus Shores crosses the line, so the street name alone does not settle it. The district changes the bill: Michigan Treasury's 2025 homestead totals are 30.40 mills on the Pontiac side and 34.35 on the Waterford side, about $395 apart per $100,000 of taxable value each year. The city's schools page also lists the Schools of Choice program through Oakland Schools and names Waterford Township Public Library as the city's library.

Commute

City Hall sits at the southeast corner, where Gallogly Road meets Old Baldwin and Baldwin roads. By OSRM routing in light traffic from 45 Gallogly Road, the I-75 ramp at Baldwin Road is about 1.2 miles and 3 minutes away, and Great Lakes Crossing Outlets, just northeast of the city line, about 2 minutes. Walton Boulevard reaches Telegraph Road in about 1.8 miles and 4 minutes, which puts the Oakland County government complex at 1200 North Telegraph about 8 minutes out and Align's Waterford office about 9. Baldwin Avenue runs south to downtown Pontiac in about 9 minutes, and M-59 on Pontiac's Woodward loop leads to Trinity Health Oakland in about 13. Oakland University is about 12 minutes, the Stellantis campus on Chrysler Drive in Auburn Hills about 13 by I-75, Big Beaver Road in Troy about 23, Flint about 41 and downtown Detroit about 43, or 35.7 miles. Oakland County's employer list, from Crain's Detroit Business data updated December 2023, names Stellantis, Continental Automotive Systems, U.S. Farathane and BorgWarner in Auburn Hills, Oakland County Government in Waterford and Oakland University among the county's large employers. The Census survey for 2020 to 2024 counts about 88 commuters here, and about three in four reported 20 to 34 minutes each way, with wide margins on so small a sample.

Michigan property taxes

Lake Angelus 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 Lake Angelus, our 2026 Uncapping Study found taxable value typically rises about 24% the year after a sale. On a $1,050,000 home, near the typical Lake Angelus value, that is roughly $3,250 more in first-year tax at the local median homestead millage. We build your payment on that post-sale number.

Looking at a Lake Angelus 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.

Mills and bills

How Lake Angelus millage compares

Michigan Treasury's 2025 homestead totals, in mills. One mill costs a dollar per $1,000 of taxable value, and the parcel's school district picks which Lake Angelus total it pays.

Pontiac district side: 30.40 mills

Roughly $3,040 per $100,000 of taxable value each year, and 48.40 mills on a second home or rental.

Waterford district side: 34.35 mills

Roughly $3,435 per $100,000, about $395 above the Pontiac side of the same city, and 52.02 mills on a second home or rental.

Pontiac 38.37, Waterford Township 36.88

The City of Pontiac, with the same Pontiac district, runs about $798 more per $100,000 than the Pontiac side here. Waterford Township, with Waterford's district, runs about $253 more than the Waterford side. Auburn Hills with the Pontiac district is 32.49.

Two bills, most of it in summer

Summer taxes are due August 31 and winter taxes February 14. On three recent listings the summer bill carried about 19 of every 20 tax dollars. Unpaid taxes go to the Oakland County Treasurer on March 1.

One sale, one reset

A Lake Angelus Shores house listed in 2025 showed taxable value of $402,160. After its August 2025 sale the 2026 roll shows $750,480, about $11,960 a year more at the Waterford side's rate.

How Samantha plans the bill

She multiplies half the price by the millage. For a $1,500,000 purchase that comes to about $22,800 a year on the Pontiac side and about $25,760 on the Waterford side. She plans high on purpose, and the assessor's value, not the price, sets the actual bill.

Local resources

Check Lake Angelus records yourself

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

What our clients say

5.0 on Google across 128 reviews

★★★★★
Want to shout out Samantha for the expert guidance, made my first-time homebuyer experience seamless! It exceeded expectations and was a stress free process throughout. Grateful for all your help and loving my new home in Bloomfield Hills!
MichaelJuly 2026
★★★★★
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
Jeffery HolleyFebruary 2026
★★★★★
Can’t say enough great things about Samantha and her team at Align Lending! Highly recommend
Justin BartonJune 2024
★★★★★
As a first-time homebuyer in Ferndale, I was unsure of some things. Samantha was awesome. She was extremely helpful and made sure I understood every part of the process.
Peter RosaAugust 2026
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Individual experiences. Results vary.

Lake Angelus mortgage questions

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

What have Lake Angelus houses sold for lately?

Few sell, so read each sale. Redfin shows at least 11 house sales inside the city from November 2023 through August 2026, from $1,300,000 to $3,600,000, with a median of $1,980,000. The two most recent, both in August 2026, were $1,510,000 for a two-bedroom 1935 house on Lake Angelus Shores and $2,080,000 on North Lake Angelus Road West. Twice the median state equalized value of the city’s 148 houses on the county’s 2026 roll is about $1,590,000, and the Census survey for 2020 to 2024 places owners’ median estimate at $1,052,100, give or take about $429,000. Price the house from its own lot and frontage, not a citywide number.

Go by the parcel, not the mailing address. Most of the city reads Lake Angelus, MI 48326, a ZIP code it shares with Auburn Hills, but the 11 houses on Private Drive carry a Waterford, MI 48329 site address on Oakland County’s records and are still taxed by the City of Lake Angelus. It works the other way too: the Census geocoder places 2490 North Lake Angelus Road, marketed as a Lake Angelus house, in Waterford Township, and 208 North Lake Angelus Road in Auburn Hills. The city treasurer’s page sends tax questions to Oakland County’s Property Gateway, where the Current Tax Property Report pulls up a parcel by ID or address.

Either the School District of the City of Pontiac or Waterford School District, depending on where the parcel sits. Matched to the county’s parcel records, the Pontiac district takes Gallogly Road, Gray Woods Lane, Old Baldwin Road, Sleepy Hollow Drive, the eastern part of North Lake Angelus Road and Lake Angelus Shores through number 1310. Waterford takes Lake Angelus Lane, North Lake Angelus Road West, Private Drive and Lake Angelus Shores from 1330 on. Michigan Treasury’s 2025 homestead totals are 30.40 mills on the Pontiac side and 34.35 on the Waterford side, and 48.40 and 52.02 when the house is not the owner’s principal residence.

Not for most houses. The city’s 2024 Master Plan says the majority of properties use private wells and septic fields, and an interlocal agreement with Waterford Township provides sewer or water to a limited number of properties on the west end of North Lake Angelus Road. The Oakland County Health Division leaves well testing to the owner, recommends testing for bacteria, nitrate and nitrite every year and sells sample bottles. It also permits every new or replacement septic system, including one for a house that is demolished or extensively remodeled. Fire service comes from the Waterford Regional Fire Department, and the city posts orange hose drop signs marking where fire trucks connect, worth mentioning when you shop homeowners insurance.

The city treasurer’s page says the city has no special assessments. Roads work differently here: the city owns none of them. The Road Commission for Oakland County or the City of Pontiac owns each public road, and the city helps pay for their upkeep as funds allow. Lake Angelus Shores, Lake Angelus Lane, Sleepy Hollow, Rip Van Winkle, Gray Woods Lane and Private Drive are owned and maintained by residents through access easements, and recent Lake Angelus Shores listings show a yearly association fee of $700 to $1,000 covering trash pickup and, on some, snow removal. Ask the seller for the easement and what the fee pays for.

Mostly the shoreline. On FEMA’s Oakland County flood map, in effect since September 29, 2006, the lake and a band of shoreline sit in Zone AE with a base flood elevation of 953 feet, three feet above the lake’s 950-foot ordinary high-water mark. By our sample of the map, about 13% of the city’s land is in that zone and about 10% more in the 0.2% annual chance zone, much of it along the shore and in the wetland south of Gallogly Road. Run the address through FEMA’s Flood Map Service Center ahead of any offer. A federally backed or regulated mortgage requires flood insurance when the building itself, not just the yard, falls inside the zone.

Plan carefully if you want to. The Census survey for 2020 to 2024 shows no renter-occupied homes in the city, with a margin of 11. The city’s 2024 Master Plan says it is strictly against short-term rentals such as Airbnb and VRBO, and the city’s boating rules give lake use to a tenant under a lease, so the owner may not launch or use boats on the lake during the lease term. Without the principal residence exemption, the 2025 rate climbs to 48.40 mills on the Pontiac side or 52.02 on the Waterford side. Ask the city clerk about current rules before you count on rental income.

The city’s boating rules allow inboard four-cycle boats up to 25 feet long and 6,100 pounds dry weight, electric boats, and pontoons with an inboard four-cycle engine or one four-cycle outboard of up to 200 horsepower with a CARB 3-star rating or better. Diesel and two-cycle engines, other outboards, jet drives, personal watercraft and houseboats are not allowed, and no powerboat may go faster than 35 miles per hour. Boats launched at the city ramp are checked by Lake Angelus police, who ask for 20 minutes’ notice. Guests must be with a resident, and residents may not let guests launch boats. Check any boat against the rules before you buy it with the house.

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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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