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Genesee County, Michigan

Mortgage Broker in Mount Morris, MI

The City of Mount Morris covers about 1.2 square miles in the middle of a 48458 ZIP code that reaches into six townships, so we start from the parcel number, then shop your loan across multiple wholesale lenders as one Michigan broker.

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What should you know before buying a home in Mount Morris?

Mount Morris is a small Genesee County city of roughly 3,170 residents counted in 2020, about 1.15 square miles along the North Saginaw Street corridor north of Flint. I-475 is about 1.5 miles south of the city, and about two thirds of the city's homes were built before 1960. Buyers are drawn here by low entry prices, quick Flint access via the I-475/US-23 corridor, and recreation like The Mounds ORV Area and the nearby Crossroads Village & Huckleberry Railroad. Align Lending helps buyers finance homes across the city and the township land around it.

By the numbers

What do the numbers say about Mount Morris housing?

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

$87,000

Typical home value, from the market research on this page

+74%

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

1

Residential ZIP code: 48458

What does financing look like in Mount Morris?

Redfin reports a median sale near $150,000 across the 48458 ZIP code over July through September 2026, about 3% above the same stretch of 2025, with homes going under contract in about 28 days and 52 sales in September, up from 45 a year earlier. Most of those sales are township homes. For the city alone, the Census owner estimate for 2020 to 2024 is about $86,600, with a margin near $12,800, because the city's housing is older, with about two thirds of it built before 1960. At either figure a purchase sits well under the 2026 conforming limit of $832,750 and under Genesee County's 2026 FHA limit of $541,287.

Age is the thread through a Mount Morris file. The city's 2021 master plan says about nine homes in ten were built before 1980, so expect the inspection and the appraisal to look hard at roofs, furnaces, foundations and wiring. A repair the appraiser calls out can hold up an FHA or VA loan until it is done, and an FHA 203(k) loan can fold a repair budget into the purchase. The city also requires permits for fences, building work and a sump pump that drains to the street, so ask the seller what was permitted. If you are buying your first home and fit MSHDA's income rules, the MI 10K can be added to a MI Home Loan.

That program puts $10,000 toward the down payment and is paid back at a sale, a refinance, the payoff of the first mortgage or a move out of the home. The tax calendar shapes escrow too. City summer taxes are payable July 1 to September 15 and winter taxes December 1 to February 14, and city taxes still unpaid after March 1 move to the Genesee County Treasurer. Your closing month decides how many months of tax the lender asks you to deposit at closing.

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Inside the city a Mt. Morris Consolidated homestead carried 48.49 mills in 2025. Cross into Genesee Township with the same district and it was 36.15, about $1,230 less a year for each $100,000 of taxable value.

The market

What is the Mount Morris housing market like?

Across the city, the Census owner median is about $86,600 (ACS 2020 to 2024, margin about $12,800), the figure this page uses; the 48458 ZIP takes in township sales too. Redfin's median sale across the 48458 ZIP code was near $150,000 for July through September 2026, and most of those sales are township homes. That is about 3% above the same months of 2025. Homes took about 28 days to go under contract, against 18 a year earlier, and sold at about 97.7% of list price. For the city alone, the Census owner estimate is about $86,600, because its housing is older than the township's.

City or township

Where a 48458 address actually sits

About 36 square miles carry the 48458 ZIP code, and the city itself takes up roughly a thirtieth of them near the center. Shares of land are from the 2020 Census ZIP code file, home counts and owner medians from the 2020 to 2024 American Community Survey, and mills from the state's 2025 rate book.

City of Mount Morris: about 3% of the land

About 1,420 homes, close to one in six in the ZIP code. All Mt. Morris Consolidated, city water and sewer, a 48.49-mill homestead total and a Census owner median near $86,600. Assessing is contracted to Legacy Assessing, 810-750-1660.

Mount Morris Township: about 41%

West, north and south of the city, including the high school on Neff Road. Mostly Mt. Morris Consolidated at 43.63 mills, with Beecher at 49.91 and Clio Area, Flushing and Westwood Heights on the edges. Township assessor: 810-785-1054.

Genesee Township: about a third

East of the city out past the Mounds. Mt. Morris Consolidated at 36.15 mills, Kearsley at 37.37, Beecher at 38.92 and Genesee School District at 47.78. Township assessing: 810-640-2000, extension 7.

Thetford and the edges: about a fifth

Thetford Township holds about 14% of the land, at 30.65 mills with Mt. Morris Consolidated. Forest, Vienna and Richfield townships add slivers, each with its own rates.

Where to look

Which neighborhoods make up Mount Morris?

Downtown on Saginaw Street and Mount Morris Road

City Hall at 11649 North Saginaw Street faces the main commercial strip, and the city's 2021 master plan places the walkable downtown core along Mount Morris Road. Montague Elementary sits at 344 West Mount Morris Street and the public works yard on Hughes Street. This is the city's southern Census block group: about six in ten homes are detached, renters outnumber owners, the typical home dates from 1956 and the owner median, about $65,000, carries a margin near $26,500, so read it as a rough marker.

Stanley Road and the wooded south end

The master plan maps two stretches of woods in the southern half of the city, about 127 acres together and close to a fifth of its land, along with apartment complexes off Saginaw Street, Mount Morris Road and Stanley Road and a little light industry by the railroad in the southeast corner. A CSX line runs north into the city. MTA bus Lines 1 and 6 serve this southern part of the city, and I-475 lies about a mile and a half south.

Walter Street and Van Buren Avenue on the north side

The northern block group, a street grid around Mt. Morris Middle School at 12356 Walter Street and the Genesee District Library branch on Van Buren Avenue. About eight in ten homes are detached, roughly two thirds of occupied homes are owner-occupied and the typical home was built in 1949. Census owner values run near $90,600, with a margin of about $16,800.

Batterbee Memorial Park and the north line

Ronald Batterbee Memorial Park, about 18 acres off Saginaw Street on the city's northern border, with a playground, pavilions and ball diamonds. Mt. Morris Consolidated Schools owns and runs it. Just past the line, the Census geocoder places Pinehurst Early Elementary at 1013 Pinehurst Boulevard in Mount Morris Township, so a few steps can change the taxing unit.

Wisner Street and the Genesee Township side

East of the city line the streets carry on, but Genesee Township taxes them. Moore Elementary at 1201 Wisner Street is a Mt. Morris Consolidated building with a Mount Morris address that the Census places in the township. The whole tract sits in the 48458 ZIP code: about 86% of homes are detached, about seven in ten occupied homes are owner-occupied, the typical home dates from 1957 and owner values run near $108,000.

Neff Road and the high school side

Mount Morris Township west of the city, around E.A. Johnson Memorial High School at 8041 Neff Road and Beechwood Greens golf course. About 1,730 homes, about three in four detached and about 390 of them manufactured homes, with a typical build year of 1967 and Census owner values near $99,000 with a wide margin. Most of it is Mt. Morris Consolidated, with Westwood Heights and Clio Area on its edges.

The township's far west toward Flushing

Western Mount Morris Township, where only about half the Census tract carries a 48458 address. Nearly every home is a detached house and nearly all are owner-occupied, the typical one from 1963, and Census owner values sit near $183,000, about double the city's. Four school districts meet here inside the ZIP code, Clio Area, Flushing, Mt. Morris Consolidated and Westwood Heights, at homestead totals from 41.32 to 43.63 mills.

Neff Road south toward Beecher

Southern Mount Morris Township, about 85% of it inside the ZIP code. Our boundary sample puts roughly three quarters of that part in Beecher Community School District and most of the rest in Mt. Morris Consolidated. With Beecher the 2025 township homestead total was 49.91 mills, above the city's 48.49. About 2,180 homes, about 84% detached, typical build year 1963, and a Census owner median near $53,800 whose margin of about $32,600 makes it a loose guide.

Genesee Township toward M-54

The Genesee Township land southeast of the city toward M-54, which the master plan places about half a mile east of the city line. About half the 1,217 homes are detached and about 485 are manufactured homes, the typical home dates from 1972, and the owner median, near $47,600, has a margin about half its size. Mt. Morris Consolidated, Kearsley and Beecher all serve parts of it, at 36.15, 37.37 and 38.92 homestead mills.

East Mount Morris Road out to the Mounds

Eastern Genesee Township, with the Mounds ORV area at 6145 East Mount Morris Road. The township lists the Mounds, about 13 minutes from City Hall, among its attractions along with Crossroads Village. Within the ZIP code it splits among Genesee School District, Mt. Morris Consolidated and Kearsley, and the gap is wide: 47.78 homestead mills with Genesee School District against 36.15 with Mt. Morris Consolidated. About two thirds of homes are detached, the typical one from 1975, with owner values near $177,300.

Thetford Township on the north side

About 14% of the ZIP code's land lies in Thetford Township, north of the city. Its two tracts show typical build years of 1974 and 1976 and Census owner values near $187,400 and $206,300. With Mt. Morris Consolidated the 2025 homestead total was 30.65 mills, roughly $1,780 a year under the city rate on each $100,000 of taxable value, while Genesee School District land in Thetford carried 42.27.

Schools and commute

Schools

Every parcel inside the city limits falls in Mt. Morris Consolidated Schools. Mt. Morris Middle School on Walter Street, Montague Elementary on West Mount Morris Street and the district's Education and Community Center on East Mount Morris Street are inside the city. E.A. Johnson Memorial High School on Neff Road and Pinehurst Early Elementary sit in Mount Morris Township, and Moore Elementary on Wisner Street in Genesee Township. Federal school data counted about 1,420 students in those six buildings for 2023. Sampled across the full 48458 ZIP code, Census lines place about 55% of the land in Mt. Morris Consolidated, about 12% in Genesee School District, about 7% in Kearsley and about 6% each in Beecher and Clio Area, with smaller pieces in Lakeville, Flushing and Westwood Heights. The taxing unit moves the bill as much as the district does: 2025 homestead totals with Mt. Morris Consolidated were 48.49 mills in the city, 43.63 in Mount Morris Township, 36.15 in Genesee Township and 30.65 in Thetford Township.

Commute

North Saginaw Street is the city's main street and leads south to I-475, the Flint bypass, which the 2021 master plan places about a mile and a half south of the city. I-75 runs about three miles west, reached by Mount Morris Road. From City Hall, OSRM routing puts downtown Flint about 8 miles and 11 minutes away, Mott Community College about 12 minutes, Hurley Medical Center about 13, McLaren Flint about 16, Bishop International Airport about 20, downtown Saginaw about 42 and downtown Detroit about 75 miles, roughly an hour and 25 minutes, outside rush hour. For jobs in Flint, the City of Flint's 2025 financial report, counting W-2 forms, lists General Motors first at about 7,500, then Hurley at about 2,800 and McLaren at about 2,500, with the University of Michigan, Genesee County, Lear, Kettering University and Mott Community College further down. The Census puts the average one-way commute for city residents near 25 minutes, with about seven workers in eight driving alone (Census Reporter). The master plan notes that MTA bus Lines 1 and 6 serve the south part of the city.

Day to day

Living in Mount Morris

Parks, errands, seasonal city tasks and the kinds of homes you will see, from the city's parks page, the city's tax page, the recycling and cleanups page, Genesee County Parks, the Genesee District Library and the other sources named in each card.

What is there to do around Mount Morris?

The city's parks page lists the Ronald Batterbee Memorial Park. Genesee County Parks runs more than 27 parks across about 11,000 acres of woods, water and trails, and its directory includes Crossroads Village and the Huckleberry Railroad, the 383 acre For-Mar Nature Preserve and Arboretum, Bluebell Beach and Splash Pad, and Goldenrod Disc Golf Course. The city's Useful Links page also points to Michigan Trails and Greenways Alliance for trail maps.

Where do people run errands?

City Hall at 11649 N. Saginaw St. takes tax payments and handles utility billing questions. The Mt. Morris Library is part of the Genesee District Library, which offers printing, a business center and Wi-Fi. The Department of Public Works at 720 Hughes St. is open Monday to Thursday, 6:00 a.m. to 4:30 p.m., for water, sewer and street questions. Waste Management handles trash and recycling for the city.

What happens here through the year?

The city's home page carries a calendar of meetings and events, and November 2026 shows entries on November 9 at 7:00 p.m., November 16 at 6:30 p.m., November 18 at 1:00 p.m. and November 23 at 7:00 p.m. Its Recycling and Cleanups page also posts a recycle and yard waste calendar, and its home page announces notices such as the CDBG press release. Genesee County Parks publishes brochures and a trails map for outings beyond the city.

What does each season mean for a homeowner?

Summer tax bills are due and payable July 1 to September 15, with a 6% penalty after. Winter bills run December 1 to February 14, with a 3% penalty after, and after March 1 payment moves to the Genesee County Treasurer. Water and sewer bills go out on the 9th of each month, meters are read around the 25th and bills are due the 25th. Yard waste is collected every week from April through November, recycling every other week, and driveway snow should not be plowed into the road.

Which kind of home are you after?

Census figures for the city count 1,423 homes: 1,030 detached houses, 68 two unit buildings, 141 buildings of three or four units, 112 of five to nine units, 41 of 10 to 19 units and 31 of 20 to 49 units. A rented home brings the city's rental application and a water affidavit with a deposit, both listed on the city's pages, and that is worth knowing before you close on a two to four unit building.

Michigan property taxes

What will my property taxes be after I buy in Mount Morris?

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 Mount Morris, our 2026 Uncapping Study found taxable value typically rises about 74% the year after a sale. On a $85,000 home, near the typical Mount Morris value, the first-year tax goes up roughly $880 at the Mount Morris Consolidated schools rate. We build your payment on that post-sale number.

Looking at a Mount Morris 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

In Michigan, don't just look at the current tax bill. Understand what could happen after ownership changes.

2025 homestead millage

How the Mount Morris area tax bills compare

Homestead totals from the state's 2025 rate book, each with Mt. Morris Consolidated Schools unless the card names another district. A mill works out to a dollar of tax on every thousand dollars of taxable value.

City of Mount Morris: 48.49

About $4,849 a year for each $100,000 of taxable value. Without the homestead exemption the total is 66.49 mills.

Mount Morris Township: 43.63

About $490 less per $100,000 than the city. Where Beecher serves the township, the total is 49.91.

Genesee Township: 36.15

About $1,230 less per $100,000 than the city. Genesee School District land in the township carries 47.78.

Thetford Township: 30.65

About $1,780 less per $100,000 than the city, for the same school district.

The jump after a sale

After a sale, our 2026 Uncapping Study puts the usual taxable value climb at about 74% in the city, about 62% in Mount Morris Township, about 63% in Genesee Township and about 46% in Thetford Township.

Samantha's planning number

She plans high on purpose: half the price times the millage. On a $125,000 city home that is about $3,030 a year, a cautious figure for budgeting, not what the law sets.

Local resources

Check Mount Morris records yourself

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

A short checklist

Before you write an offer in Mount Morris

These are the questions that keep surfacing on Mount Morris purchases. Answer them before the offer goes in, while price and terms are still open.

  • City or township. A Mount Morris mailing address does not say who taxes the home. The City Treasurer's page links the city's parcel and tax records, the Mount Morris Township assessor and Genesee Township assessing handle the township parcels, and the unit and district are both printed on the tax bill.
  • City water and sewer. The city buys its water wholesale from Genesee County and bills water and sewer monthly, due the 25th, and the Department of Public Works maintains the system. Ask the seller for a recent bill.
  • Township water liens. In Mount Morris Township an unpaid water and sewer balance rolls onto the winter tax bill. The township water and sewer page has the closing request form.
  • Rental plans. A city rental needs registration and an inspection through the Rental Division before tenants move in.
  • Permits on older houses. Sump pump discharge to the street, fences and building work all need city permits, listed on the city's documents page. Ask the seller what was permitted.
  • The tax calendar. City summer taxes are due by September 15 and winter taxes by February 14, collected under the city's tax rules. Unpaid prior years go to the Genesee County Treasurer, so have the title search cover the county as well as the city.
  • The flood map. Search the address on the Flood Map Service Center. In a high-risk zone the lender requires flood insurance, so price it before you commit.

The neighborhood figures above come from the 2020 to 2024 American Community Survey, and the millage from the state's 2025 rate book and our 2026 Uncapping Study.

What our clients say

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MichaelJuly 2026
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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.
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Individual experiences. Results vary.

Mount Morris mortgage questions

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

My listing says Mount Morris, MI 48458. Is the house in the city?

Probably not. Census ZIP boundaries put only about 3% of the 48458 ZIP code’s land, and about one home in six, in the City of Mount Morris. About 41% of the land is Mount Morris Township, about a third Genesee Township and about 14% Thetford Township, with small pieces of Forest, Vienna and Richfield townships. Even the district’s high school and Moore Elementary carry Mount Morris addresses outside the city. The city and each township set their own tax rates and utility rules, so the first thing we pull is the parcel record, which tells us whose rates belong in your payment.

Every home inside the city is in Mt. Morris Consolidated Schools. Across the ZIP code it covers about 55% of the land, and the rest is split among Genesee School District, Kearsley, Beecher, Clio Area, Lakeville, Flushing and Westwood Heights. The district and the unit together set the rate, from 30.65 homestead mills in Thetford Township with Mt. Morris Consolidated to 49.91 in Mount Morris Township with Beecher in 2025. The tax bill and the parcel record name the district, so check there, not the listing.

No, and in the city the gap is wide. In our 2026 Uncapping Study, taxable value across the city averaged about 57% of state equalized value, and that gap is why it typically climbs about 74% once a home changes hands. At the city’s 2025 homestead total of 48.49 mills, each $10,000 of taxable value costs about $485 a year. Without the homestead exemption the rate is 66.49 mills, so file the exemption after you close.

It turns on the exact address, in the city or out in the townships, so look it up on FEMA’s Flood Map Service Center before you commit. The Genesee County map panels for this area took effect September 25, 2009. A lender requires flood insurance when the building sits in a high-risk zone, so if the address is in one, we price the policy into the payment early.

The City of Mount Morris gets its water wholesale from Genesee County, whose Water and Waste Services system draws on the Lake Huron watershed, and bills water and sewer monthly. Inside the city the water base charge is $17.54 plus $8.90 per 100 cubic feet, and sewer $11.89 plus $4.28. In Mount Morris Township the treasurer bills water and sewer, and a balance through July 31 that is unpaid by August 31 moves onto the winter tax bill as a lien, so ask the title company to clear it.

Yes, with steps. The city requires rental registration and an inspection under its code: a one-time $100 application per parcel plus $60 per single-family unit, with $75 for each re-inspection. A water affidavit, filed with the tenant’s deposit, normally $250, keeps unpaid water bills from becoming a lien on the owner’s property. A rental carries the non-homestead rate, 66.49 mills in the city in 2025, and an investment loan has its own down payment and reserve rules.

The City of Mount Morris contracts its assessing to Legacy Assessing, reached at 810-750-1660, and says disputes go to the March Board of Review with no informal step before it. Mount Morris Township’s assessor is at 810-785-1054, and Genesee Township’s assessing office at 810-640-2000, extension 7. City Hall itself is 810-686-2160.

Inside the city the Census counts none built since 2010, about one in five from before 1940 and about two thirds from before 1960. Older homes bring older wiring, roofs and furnaces, so plan the inspection early. A sump pump that drains to the street needs a $30 city permit under Ordinance 13-03. If a house needs work, an FHA 203(k) or a renovation loan may cover repairs, and we can talk through which fits.

Communities near Mount Morris

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Sources

Where do the Mount Morris figures on this page come from?

33 sources behind the Mount Morris figures above, every link checked November 2026.

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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