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Wayne County, Michigan

Mortgage Broker in Livonia, MI

Livonia's three home ZIP codes stay inside the city, but its school tax line cuts through one of them, so we read the parcel record first and then compare your loan across multiple wholesale lenders, with one Michigan broker on the file from start to close.

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Buying a home in Livonia

Livonia's older southeast quadrant is the stretch of 1940s to 1960s ranches and bungalows between Plymouth Road and Five Mile. It is part of a city of 95,535 residents at the 2020 Census. This is a working, mature inner-ring Detroit suburb: paychecks here come from Trinity Health / St. Mary Mercy Hospital, Roush Industries, Schoolcraft College, ZF, and an Amazon facility, with the Plymouth Road industrial corridor running straight through the ZIP. Historic pockets like Rosedale Gardens give 48150 its own older streetscape. The ZIP cards below show how this corner of Livonia compares with the rest of the city.

By the numbers

Livonia housing and mortgage snapshot

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

$303,000

Typical home value, from the market research on this page

+44%

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

0.76%

Property tax current owners pay, as a share of value. A buyer's bill can reset higher the year after a sale

3

Residential ZIP codes: 48150, 48152, 48154

What financing looks like in Livonia

Over July, August and September 2026, Redfin's median Livonia sale was about $325,000, essentially level with the same months of 2025, and homes went under contract in about 13 days at roughly 1% over the asking price. By ZIP code the medians ran about $300,000 in 48150, $342,000 in 48154 and $373,000 in 48152. Every one of those medians is under $541,287, the 2026 FHA ceiling that applies in Wayne County, and further still under the $832,750 conforming ceiling. Even the highest Census owner median of any Livonia tract, about $441,000 north of Seven Mile between Newburgh and Farmington, stays under the FHA line, so the choice between conventional, FHA and VA for those who served usually comes down to savings, credit and the house itself.

The house itself matters here because the city was built fast. The Census counts about 57% of Livonia's homes as built in the 1950s and 1960s, with a citywide median year of 1964. An appraiser and an inspector will look hard at the roof, the electrical panel and the sewer line, and the city's public works department says that once the main is clear, the line from the house to the street is the owner's to repair. When a house needs work, an FHA 203(k) or a conventional renovation loan can put the repairs into the same mortgage. Attached homes are a small share, about 1 in 30 by Census count, and most condos and apartment buildings sit in a few tracts, such as Haggerty to Newburgh north of Six Mile, where an attached unit usually depends on the association passing a lender's project review.

For a first purchase within MSHDA's income caps, the state's MI Home Loan allows prices up to $566,355, comfortably above every Livonia ZIP median, and MI 10K can add up to $10,000 for the down payment as a deferred loan that comes due when the house is sold or refinanced, the mortgage is paid off, or it stops being your home. One escrow detail: the city mails summer tax bills in the first week of July, payable without penalty through September 14, and winter bills in the first week of December, payable through February 14, so a summer closing can change how much tax money is collected up front.

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Livonia's school tax line does not follow its ZIP codes: the northeast corner of 48152 pays Clarenceville School District's 37.45 homestead mills instead of Livonia Public Schools' 41.24, about $378 less a year on every $100,000 of taxable value (Michigan Treasury, 2025).

Sub-markets

Livonia housing market by ZIP code

Livonia's homes sit in three ZIP codes that cut the city into bands: 48152 north of Six Mile, 48154 from Six Mile down to I-96, and 48150 south of I-96. The 2020 Census placed every home in all three inside the city. Prices are Redfin medians for July to September 2026, owner values are the Census survey for 2020 to 2024.

ZIP 48150, near $300,000

South of I-96 to Joy Road, with 11,457 homes in the 2020 Census. Redfin's median was about $300,000, a little over 3% above a year earlier, and homes went under contract in about 14 days. The Census owner median is $239,700 and the typical home dates from 1957, the oldest of the three. Rosedale Gardens, Newburgh Lake and the Hines Park edge are here, and much of the land between I-96 and Plymouth Road is industrial. Named areas: Rosedale Gardens historic district, Southeast Livonia below Plymouth Road, Newburgh Lake and the Hines Park edge.

ZIP 48152, near $373,000

North of Six Mile up to Eight Mile, with 13,485 homes in 2020. Redfin's median was about $373,000, roughly 18% above a year earlier, a jump that more likely reflects which homes sold than a change in value. The Census owner median is $300,500, typical home from 1971, the newest of the three. This is the only part of Livonia in Clarenceville School District, about 27% of the ZIP's homes. Named areas: Bicentennial Park and Fox Creek, Greenmead, Laurel Park Place and Schoolcraft College, Stevenson High and Rotary Park.

ZIP 48153, near $300,000

48153 is a post office box ZIP code. The Census Bureau draws no ZIP area for it and counted no homes in it, so a Livonia house carries 48150, 48152 or 48154 as its street ZIP.

ZIP 48154, near $342,000

Six Mile down to I-96, the largest of the three with 15,438 homes in 2020. Redfin's median was about $342,000, a little over 2% below the same months of 2025, with about 12 days to a contract. The Census owner median is $304,700, typical home from 1965. City Hall, the Civic Center library and Ford Field sit here, and Bell Branch gives this ZIP the largest share of mapped high-risk flood land, about 4%. Named areas: Civic Center and Ford Field, Castle Gardens and Quakertown, Coventry Gardens and Idylwyld.

Two school districts

Where Livonia's school tax line runs

Livonia sits in one county and three home ZIP codes, but two school districts levy taxes on its homes. Home counts are from the 2020 Census, millage from Michigan Treasury's 2025 tables.

Livonia Public Schools: about 91% of homes

36,752 of the 40,380 homes the 2020 Census counted, every one in 48150 and 48154 and most of 48152. Homestead total in Livonia: 41.24 mills, or 59.24 on a rental or second home.

Clarenceville School District: about 9%

3,628 homes in the northeast corner, mainly north of Seven Mile from about Merriman to Inkster and the northern part of the Middlebelt to Inkster square below it. Homestead total 37.45 mills, or 55.24 without the exemption.

What the line changes

About $378 less tax a year on every $100,000 of taxable value in the Clarenceville part, plus a different set of buildings. Treasury files Clarenceville under Oakland County's district code even though these homes are in Wayne County.

Confirming a single address

Every Livonia tax bill lists the school district that levies on it. The city's Assessment Department at City Hall, 33000 Civic Center Drive, answers at 734-466-2220, and the Census geocoder shows the unified school district for any address.

Where to look

Livonia neighborhoods

Rosedale Gardens historic district

Between Plymouth Road and West Chicago from Arden Street to Hubbard, on streets such as Auburndale, Berwick and Melrose. The National Register district holds about 570 houses on lots about 40 feet wide, and 428 of them were built before World War II. Its Census block group is all detached houses with a typical build year of 1943, and owner values near $310,000 carry a margin of about $32,000.

Southeast Livonia below Plymouth Road

Merriman to Inkster from Plymouth Road down to Joy, with Franklin High School on Joy Road and the city's Wilson Barn. Eight block groups here are almost all detached houses from 1954 to 1956, and Census owner values sit in a narrow band from about $203,000 to $227,000.

Newburgh Lake and the Hines Park edge

From Haggerty east to Farmington below Plymouth Road, where Newburgh Lake and Hines Drive follow the Middle Rouge across the south edge, and Churchill High School sits on Newburgh Road. Owner values run from about $216,000 to $349,000 by block group, the higher end with a wide margin, and one block group west of Newburgh has about four homes in ten in buildings of five or more units. FEMA's high-risk zone covers about 14% of the tract next to Haggerty and about 7% of the two to its east.

Civic Center and Ford Field

From Levan east to Merriman between Five Mile and I-96. City Hall, the Bennett Civic Center library and Civic Center Park sit at Five Mile and Farmington, and Ford Field on Farmington Road hosts the city's Spree festival. Mostly detached houses from the early 1960s to early 1970s, with owner values from about $241,000 to $322,000 by block group, and one block group west of Farmington has about one home in five in a larger building.

Castle Gardens and Quakertown

Haggerty to Newburgh between I-96 and Six Mile, around Castle Gardens Park, Randolph Elementary, Quakertown Park and Bluegrass Park. Below Five Mile the houses date from the mid 1960s with owner values near $275,000 to $315,000. Above Five Mile every block group is detached houses, some from the 1980s, with owner values near $333,000 to $367,000.

Coventry Gardens and Idylwyld

Newburgh to Farmington between Five and Six Mile, around Coventry Gardens Park, Wayne-Six Park, Holmes Middle School and the Idylwyld golf course. All four block groups are detached houses from 1959 to 1967, with owner values near $329,000 to $362,000. Bell Branch and a smaller tributary put about 13% of the Levan to Farmington tract in FEMA's high-risk zone.

Bell Branch east of Farmington

Five Mile to Six Mile east of Farmington, around Buchanan Elementary and Riley Upper Elementary. Mostly detached houses from 1954 to 1967 with owner values near $253,000 to $338,000, plus apartment and condo complexes in the Middlebelt to Inkster square. The stream FEMA maps as Bell Branch crosses all three tracts, and about 14% of the Middlebelt to Inkster tract lies in the high-risk zone.

Algonquin Park and Compton Village

Merriman to Inkster between Five Mile and I-96, around Roosevelt Elementary, Nash Park, Compton Park and Dooley Park. Houses from 1956 to 1967 make up most of it, with owner values near $257,000 to $295,000 by block group, and one block group in the Middlebelt to Inkster tract has about three homes in ten rented.

Bicentennial Park and Fox Creek

Newburgh to Farmington between Seven and Eight Mile, around Bicentennial Park, with its dog park, and two golf courses, Fox Creek and Whispering Willows. This tract carries the highest Census owner median in the city, about $441,000. One of its two block groups is almost all detached houses from about 1992 with owner values near $461,000, and the other, from about 1984, has about a quarter of its homes in larger buildings.

Greenmead, Laurel Park Place and Schoolcraft College

Haggerty to Newburgh from Six Mile to Eight Mile, home to Greenmead Historical Park on Newburgh Road, Laurel Park Place at Six Mile and Newburgh, and Schoolcraft College on Haggerty. Only about four homes in ten are detached here, about a quarter are attached and the rest mostly sit in larger buildings. Owner values near $319,000 carry a wide margin, typical build year 1984.

Stevenson High and Rotary Park

Six Mile to Seven Mile from Newburgh east to Merriman, three tracts around Stevenson High School on Six Mile, Nottingham West Park and Rotary Park. All but a few homes are detached houses from 1961 to 1977, with owner values from about $347,000 to $452,000, the exception being one block group in the Levan to Farmington tract where about two homes in ten are in larger buildings and values sit near $279,000. A small tributary of the Rouge puts about 5% of the middle tract in the flood zone.

The Clarenceville corner

Mainly north of Seven Mile between Merriman and Inkster, with Clarenceville High School at 20155 Middlebelt Road and Moelke and Hearthstone parks. Between Middlebelt and Inkster the houses are detached and date from 1954 to 1956, owner values near $170,000 to $237,000. Toward Merriman, about four homes in ten sit in apartment or condo buildings from about 1970, and one block group's value estimate carries a margin above $100,000. The Upper Rouge puts about 6% of the Inkster side tract in the high-risk flood zone.

Schools and commute

Schools

Two public districts tax Livonia homes. Livonia Public Schools covers about 93% of the city's land and about 91% of the homes the 2020 Census counted, 36,752 of 40,380, and its 2025 homestead total in Livonia was 41.24 mills. Clarenceville School District covers the northeast corner, mainly north of Seven Mile from about Merriman east to Inkster plus the northern part of the Middlebelt to Inkster square below Seven Mile, about 3,628 homes, every one of them in ZIP 48152, at 37.45 mills. Clarenceville High School is at 20155 Middlebelt Road, the district runs Botsford and Grandview elementaries and Clarenceville Middle School, and it also reaches into Farmington Hills and Redford Township. Livonia Public Schools runs Churchill High School on Newburgh Road, Franklin High School on Joy Road and Stevenson High School on Six Mile Road, assigns buildings by address in groups it calls triads on its boundaries page, and also serves part of Westland. The district line runs through neighborhoods rather than along a road you can see from the car, so read the school district on the parcel's tax record before you count on either a building or a tax figure.

Commute

The typical Livonia commute runs about 24 minutes one way, and a little under a fifth of working residents skip the drive and work at home, according to the 2020 to 2024 American Community Survey (Census Reporter). I-96 crosses the city along the old Schoolcraft Road corridor, with exits at Newburgh and Levan, Farmington, Merriman and Middlebelt. On the west edge it shares the road with I-275, with exits at Seven Mile and Six Mile, and M-14 begins at the interchange on the Plymouth Township line. From City Hall at Five Mile and Farmington, downtown Detroit is about 20 miles and 28 minutes without traffic, Detroit Metro Airport about 14 miles and 27 minutes, and downtown Ann Arbor about 25 miles and 30 minutes. Many jobs are closer. Trinity Health is based in Livonia and runs Trinity Health Livonia Hospital on Five Mile Road, Schoolcraft College's campus is on Haggerty Road and Madonna University's on Schoolcraft Road, and the city's community profile lists Ford Motor Company, Roush Enterprises, UPS and Amazon among its major employers, with most industry inside a corridor of about six square miles.

Michigan property taxes

Livonia 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 Livonia, our 2026 Uncapping Study found taxable value typically rises about 44% the year after a sale. On a $300,000 home, near the typical Livonia value, that is roughly $1,810 more in first-year tax at the local median homestead millage. We build your payment on that post-sale number.

Looking at a Livonia 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.

Millage next door

Livonia's tax rate beside its neighbors

Each figure is a 2025 homestead total from Michigan Treasury. A mill is $1 of tax a year on every $1,000 of taxable value, so the same house can carry a very different bill across a mile road.

Livonia: 41.24 or 37.45 mills

41.24 in Livonia Public Schools and 37.45 in the Clarenceville corner, roughly $4,124 or $3,745 a year on every $100,000 of taxable value.

Farmington Hills: 39.49 to 42.87

North across Eight Mile in Oakland County. Its Clarenceville part runs about $204 above Livonia's Clarenceville part per $100,000 taxed, and its Farmington Public Schools part about $164 above Livonia Public Schools.

Westland: 47.38 in Livonia Public Schools

The same school district continues south into Westland, but there the total is about $614 more per $100,000 of taxable value than on the Livonia side.

Redford and Garden City

Redford Township's Redford Union part carried 59.48 mills and Garden City 55.09, roughly $1,824 and $1,385 more a year per $100,000 than a Livonia Public Schools parcel. Plymouth Township, to the west, ran about $883 less.

What a sale does to taxable value

In our 2026 Uncapping Study the first post-sale reset ran about 44% in Livonia, 41% in Farmington Hills, 62% in Westland, about 70% in Garden City and 84% in Redford Township. Whatever the millage, the bill after a sale is figured on the reset value, not on the seller's capped one.

Local resources

Check Livonia records yourself

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

Your due diligence

A Livonia buyer's checklist

Seven items worth closing out while your inspection contingency is still open, each with the city office or federal tool that answers it.

  • The school district on the tax record. In 48152 the Clarenceville line runs through blocks rather than along a ZIP. Read the district on the parcel's record at the Assessment Department or the Census geocoder before you budget.
  • The water service line. Most of Livonia's service lines are still of unknown material. The city's Check Your Pipes page links a service line map and a free assessment, and the water quality page carries the annual reports.
  • The final water read. The water billing office, 734-466-2278, schedules final reads, which can take two weeks or more in busy seasons. Ask as soon as the closing date is set.
  • The sewer lateral. The city's sewer backups page says the city clears its main, and a blockage in the line from the house belongs to the owner. On a house from the 1950s or 1960s, a camera inspection of that line costs little next to a repair. The Water and Sewer Division answers at 734-466-2655.
  • The flood map. Lots near Bell Branch, the Middle Rouge and Tarabusi Creek hold most of the mapped high-risk land. Pull the address up on the federal Flood Map Service Center early enough to get an insurance quote into your budget.
  • The assessor's paperwork. Michigan requires the new owner to file a Property Transfer Affidavit with the city assessor within 45 days of the deed, and the Principal Residence Exemption affidavit should go in with it. A Livonia Public Schools home that misses the exemption is billed 59.24 mills rather than 41.24, which adds roughly $1,800 a year on each $100,000 of taxable value.
  • The summer bill. The treasurer's tax page sets summer taxes payable without penalty through September 14 and winter taxes through February 14, which shapes the proration on a summer closing.

Neighborhood figures here come from Census survey samples with real margins of error. Before you offer on a specific Livonia house, we compare it with the closest recent sales.

What our clients say

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Livonia mortgage questions

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

What does a Livonia home sell for right now?

Redfin’s citywide median was about $325,000 across July to September 2026, level with a year earlier, with homes going under contract in about 13 days at roughly 1% over asking. By ZIP the medians were about $300,000 in 48150, $342,000 in 48154 and $373,000 in 48152. The typical value in this page’s snapshot, $303,000, comes from earlier market research, and the Census owner median, $281,100, is owners’ own estimates from 2020 through 2024. We pull recent nearby sales before you write an offer.

Not by itself. The three home ZIP codes, 48150, 48152 and 48154, all sit inside the city and follow Six Mile and I-96, but the Clarenceville School District line cuts through 48152, taking about 27% of that ZIP’s homes in the northeast corner. The tax bill and the city’s assessing record name the school district for each parcel. Mail addressed to 48151 or 48153 goes to post office boxes, which have no Census ZIP area of their own.

In 2025 Michigan Treasury listed a homestead total of 37.45 mills for a Livonia parcel in Clarenceville School District and 41.24 for one in Livonia Public Schools. That is roughly $378 a year less on every $100,000 of taxable value. Both parts reset the same way after a sale, and our 2026 Uncapping Study found taxable value in Livonia typically rises about 44% the year after a purchase.

The city treasurer mails summer bills in the first week of July, payable without penalty through September 14, and winter bills in the first week of December, payable through February 14. A closing in June, July or August usually means the summer bill is due soon after you move in, so the title company prorates it and your lender may collect more for escrow at closing. Unpaid bills pass to the Wayne County Treasurer in early March.

A small share. In our point sample of FEMA’s current flood map about 3% of the city’s land falls in the high-risk zone, mostly along Bell Branch between Five and Six Mile, the Middle Rouge through Hines Park and Newburgh Lake, and Tarabusi Creek on the north side. Only about 1 home in 90 sits on a Census block whose center is in the zone. If the house you pick is one of them and your loan is government backed, flood insurance is required, so look the lot up early.

Yes. The city’s 2025 water quality report lists 26 known lead service lines and 26,279 lines of unknown material out of 40,420. In 2024 the city’s lead results passed the action level, then fell well under it in 2025 sampling. The city offers an online service line material map and a free assessment when a line is unknown, so check the address before your inspection ends.

The seller or the agent asks the city’s water billing office for a final meter read once a closing date is set. The city says a final read can take two weeks or more to schedule in busy seasons, the final bill follows within about 7 to 10 business days, and personal checks are not accepted for it, so ask early. Water comes from the Great Lakes Water Authority and sewage goes to Wayne County for treatment.

Usually. More than half of Livonia’s homes were built in the 1950s and 1960s, so many purchases involve an older roof, panel or sewer line. Standard conventional, FHA and VA loans work when the house meets the appraiser’s condition rules, and when it needs repairs, an FHA 203(k) or a conventional renovation loan can include the work in the mortgage. We look at the inspection report with you before choosing.

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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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