Schools
Most of 48158 is served by Manchester Community Schools (Klager Elementary, Riverside Intermediate, Manchester Jr/Sr High; ~726 students), with edges falling into Saline Area or Clinton Community Schools.
Washtenaw County, Michigan
Mortgage Broker in Manchester, MI
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Buying a home in Manchester
Manchester sits on the River Raisin in southwest Washtenaw County, and it earned a distinction most of its neighbors can't claim: on November 15, 2023 it became Michigan's newest city after 66% of village voters approved incorporation. With roughly 2,015 residents in the city and about 4,630 across the township, this is a small, walkable mill town that has quietly become a bedroom community for Ann Arbor and Jackson. The historic Main Street district, the 1927 mill beside the dam, Carr Park trails, and the beloved annual Manchester Chicken Broil give the place a character no spreadsheet captures. Median household income runs about $87,600, and most paychecks come from commuting professionals, downtown small business, light manufacturing, agriculture, and Manchester Community Schools rather than one dominant employer. Financing here means understanding a low-volume rural ZIP, not a cookie-cutter suburb.
By the numbers
Manchester housing and mortgage snapshot
Values move. Treat these as orientation and let us pull current figures for the address you are considering.
$360,000
Typical home value, from the market research on this page
+45%
Typical rise in taxable value the year after a home sells, 2026 Uncapping Study
1.03%
Effective property tax rate, as a share of value
1
Residential ZIP codes
What financing looks like in Manchester
To buy near the $375,000 median with 20% down, plan on a payment of about $2,400-$2,700 a month once you fold in the ~1.03% effective property tax and insurance, which points to a qualifying income around $100,000-$120,000. Since Manchester's median household income is about $87,600, many local buyers add a co-borrower, put more down, or use first-time-buyer help. Ask us about MSHDA down payment assistance, which pairs well with these price points. Property taxes here are a relative bargain at roughly 1.03% effective versus the Washtenaw County median near 1.44%, and Michigan caps annual taxable-value growth. Nearly every home in 48158 falls well under conforming loan limits, so jumbo financing rarely applies; FHA, VA, conventional, and USDA rural loans cover most of this market.
Nearly every Manchester purchase fits well under the 2026 conforming limit of $832,750, so loan size is rarely the constraint.
The market
The Manchester housing market
The median sale price in ZIP 48158 sits near $360,000 as of spring 2026, with Redfin showing prices down roughly 5% year over year and Zillow list medians closer to $399K-$400K. Call it a working figure of about $375,000, with active inventory spanning rural fixers near $250,000 up past renovated farmhouses and new builds above $500,000. Homes typically go under contract in about 62 days, though a small-market month can stretch to 104; the hottest, move-in-ready listings sell in roughly 39. Demand is driven by buyers chasing acreage, a true walkable downtown, and University of Michigan-area jobs while paying lower taxes than central Washtenaw.
Where to look
Manchester neighborhoods
Emerald Glen of Manchester
(~$330,000-$500,000): one of the newest subdivisions in town, with newer-traditional four-bedroom homes on half-acre-plus lots.
Manchester Woods by Allen Edwin Homes
(~$300,000s-$450,000+): a new-construction community with customizable floorplans, open layouts, and modern finishes.
In-village historic core / Manchester Site
(~$250,000-$400,000): walkable streets near downtown lined with American Foursquares, front-porch homes, and mid-century ranches.
Bridgewater / River Raisin rural 48158
(~$300,000-$600,000+): acreage living with larger 3-5+ bedroom homes, some farms and mobile homes.
Nob Hill on Ann Arbor Street
(~$350,000-$600,000+): a prestigious row of restored 1853-1860 Italianate houses, with limited inventory and premium pricing.
Schools and commute
Commute
Ann Arbor is about 20 miles / 30 minutes; downtown Detroit is roughly 62-67 miles, about 75-80 minutes via M-52 and I-94.
Michigan property taxes
Manchester 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 Manchester, our 2026 Uncapping Study found taxable value typically rises about 45% the year after a sale: roughly $2,150 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
In Michigan, don't just look at the current tax bill. Understand what could happen after ownership changes.
Local resources
Check Manchester records yourself
The official offices behind the tax and school details on this page.
- City of Manchester Assessing Office, for parcel records and current taxable value
- Manchester Community Schools, for district boundaries and enrollment
- Washtenaw County Equalization, for county property tax records
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Individual experiences. Results vary.
Manchester mortgage questions
If yours is not here, ask it on the call. There are no dumb questions.
What is the typical home price in Manchester, MI 48158?
As of 2026 the median sale price in ZIP 48158 is roughly $360,000, with most active listings priced between about $250,000 and $500,000. Newer subdivisions like Emerald Glen and Manchester Woods often list from the $330,000s into the $500,000s, while in-village historic homes and rural acreage span a wider range. Redfin shows prices down about 5% year over year, so buyers have a bit more negotiating room than during the recent peak.
How much income do I need to buy a median-priced home in Manchester?
For a roughly $375,000 home with 20% down at today’s mortgage rates, your monthly payment, including the ~1.03% effective property tax and insurance, lands near $2,400-$2,700. Using standard qualifying ratios, that points to a household income of about $100,000-$120,000. Manchester’s median household income is around $87,600, so many local buyers use a co-borrower, a larger down payment, or first-time-buyer assistance to qualify.
What are the property taxes like in Manchester, MI?
Manchester’s effective property tax rate is about 1.03% of value, noticeably lower than the Washtenaw County median of roughly 1.44%. Millage for in-village homes runs around 47 mills for a primary residence (Principal Residence Exemption) versus about 65 mills for non-homestead/second homes. Michigan also caps how fast a home’s taxable value can rise each year, so long-time owners frequently pay less than a straight rate calculation suggests.
How long do homes stay on the market in 48158?
Homes in 48158 typically go under contract in about two months, with Redfin showing a median of roughly 62 days and the most competitive “hot” homes selling in around 39 days. Because this is a small rural market, individual months can run longer (one recent read showed around 104 days), so well-priced, move-in-ready homes tend to move much faster than dated or higher-priced rural properties.
Which school district serves Manchester, MI 48158?
Most of 48158 is served by Manchester Community Schools, a district of about 726 students across Klager Elementary, Riverside Intermediate, and Manchester Junior/Senior High. It ranks in roughly the top 30% of Michigan districts and has a student-teacher ratio near 15:1. A few outlying areas near the township edges fall into Saline Area Schools or Clinton Community Schools, so confirm the exact district before buying.
Is Manchester, MI a good place for commuters and investors?
Manchester offers small-town, walkable-downtown living with quick access to Ann Arbor (about 20 miles / 30 minutes) and Jackson, while downtown Detroit is roughly 62-67 miles, or about 75-80 minutes via M-52 and I-94. That makes it attractive to buyers who want acreage, lower taxes than central Washtenaw County, and access to University of Michigan-area jobs. For investors, limited inventory and the appeal of new subdivisions support values, though the small market and recent year-over-year price dip mean pricing and rental demand should be underwritten conservatively.
Does becoming a city in 2023 change anything for buyers in 48158?
It can. Manchester incorporated as a city on November 15, 2023, which over time can affect local services, governance, and millage decisions even though the 48158 ZIP and school boundaries are unchanged. For now, in-village homes still carry roughly 47 homestead mills, and the effective tax rate remains near 1.03%. We always pull the current tax bill and exemptions for the exact parcel before quoting a payment, so your pre-approval reflects today’s reality, not last year’s.
Communities near Manchester
Washtenaw County overviewTalk with a local mortgage expert
Tell Samantha what you are trying to do in Manchester and she will tell you what actually matters for your situation, including whether the timing is right.
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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.
