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Oakland County, Michigan

Mortgage Broker in Oakland Township, MI

From the Paint Creek Cider Mill to the lake lots off Romeo Road, an Oakland Township home can carry an Oakland, Rochester or even Rochester Hills mailing address and pay into one of three school districts. We start from the parcel, then shop your loan across multiple wholesale lenders as one Michigan broker.

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Buying a home in Oakland Township

Oakland Township is a charter township in northeast Oakland County, home to about 20,700 residents in the Census Bureau's 2024 estimate. One of the original townships of the Michigan Territory in 1827, Oakland Township keeps much of its rural, wooded character on purpose: its master plan and zoning limit commercial development and density. The Paint Creek Trail runs through it, and the Paint Creek Cider Mill stands on the site of the Goodison grist mill built in 1835. Downtown Detroit is about 30 miles south, and the median household income in Oakland Township is near $166,500.

By the numbers

Oakland Township housing and mortgage snapshot

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

$589,000

Typical home value, from the market research on this page

+27%

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

0.95%

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

2

Residential ZIP codes: 48363, 48306

What financing looks like in Oakland Township

Over the three months ending September 2026, the median sale in 48363, the ZIP code that sits wholly inside the township, was near $715,000 by Redfin's count. That was about a fifth below a year earlier on a thin run of sales, 16 in September against 27, and homes spent about a month on the market. In 48306, which the township shares with Rochester Hills, the median was near $619,000. The township assessor's own two-year sales study, 434 sales from April 2023 through March 2025, puts the middle sale at $605,000, with attached condos at Oakmonte at Silvercreek near $290,000 and new construction in Oakland Hunt near $984,500. A loan above the 2026 conforming limit of $832,750 is a jumbo loan, so the size of the loan, not the address, picks the product. FHA's 2026 Oakland County limit of $541,287 mostly fits the condos and the older ranches here. Those are also the homes most likely to sit under MSHDA's $566,355 MI Home Loan price cap.

The land around the house deserves as much attention as the house. Oakland Township runs no water utility of its own: the Oakland County Water Resources Commissioner operates its water and sewer systems, and a 2017 county survey of the Southeast and Southwest water districts went to 2,958 homes and businesses, while the Census counts about 7,000 occupied homes in the township. Away from those mains, expect a private well, and away from the sewer lines, a septic system. The zoning ordinance asks for 100,000 square feet, a little under 2.3 acres, for a lot without sewer in its Very Low Residential Density district, and the assessor's sales in its catch-all neighborhoods outside the named subdivisions ran on parcels with medians of about 1.4 to 3.9 acres. On acreage the appraiser has to find sales of similar land, which are fewer, so we plan the appraisal before you write the offer.

One local detail shapes the escrow account. Summer tax bills are mailed July 1 and the 2026 summer bill was due September 14, and in the Lake Orion and Romeo school areas the township collects all of the school tax on the summer bill. For manufactured homes, a community like Woodlands Estates, the 375-site community on West Romeo Road, typically puts each home on a rented site, and our manufactured home loans page explains why those are usually financed with a chattel loan.

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Same Rochester schools, different bill: in 2025 the homestead millage was 24.68 on the Oakland Township side of Dutton Road and 30.86 on the Rochester Hills side, about $617 a year on each $100,000 of taxable value.

The market

The Oakland Township housing market

The typical home value in Oakland Township is near $588,900, the median for owner-occupied homes in the Census Bureau's American Community Survey, which counts about 6,600 owner-occupied homes here. The median year built is 1996, so much of the stock is newer construction, often larger homes on wooded lots and acreage. Homeowners pay a median of about $5,570 a year in property taxes, an effective property tax rate of about 0.95% of the median value.

Sub-markets

Oakland Township by ZIP code

Three ZIP codes reach the township, and only one stays inside it. Land shares come from Census ZIP boundaries, owner values from Census estimates for 2020 to 2024, and recent sale figures from Redfin for each whole ZIP code, three months ending September 2026. The last card is the township assessor's own sales study.

48363, Oakland: about 58% of the land

The north and the middle: Wynstone, Twin Lakes, Oakland Hunt, Cranberry Lake and the northwest lakes. The whole ZIP is inside the township, so its figures describe the township alone. Schools split about half Rochester, 38% Lake Orion and 12% Romeo. Census owner median $618,200 with a wide margin, typical home from 1995. Redfin's median sale was near $715,000, about a fifth lower than a year earlier on few sales.

48306, Rochester: about 41%

The south: Goodison, Silvercreek, The Crossings, Country Creek and Oakland Valley, all in Rochester Community Schools. About two thirds of the ZIP's land is township and most of the rest Rochester Hills, which holds a little over half of its owner homes, so the ZIP-wide numbers lean on Rochester Hills streets. Census owner median $546,000, typical home from 1991. Redfin's median was near $619,000, down about 3%.

48370, Oxford: about 1%

A small corner around Indian Lake at the township's northwest edge, in Lake Orion Community Schools by Census district maps. Almost all of 48370 lies in Addison Township to the north, so its sale figures say little about this corner. A home here pays Oakland Township millage under an Oxford mailing address.

The assessor's sales study: $605,000

434 sales from April 2023 through March 2025. Oakmonte at Silvercreek had the most, 54, near $290,000. Oakland Hunt's 22 ran near $984,500. Outside platted subdivisions, east of Rochester Road the 32 sales ran near $533,750 on parcels of about 2.6 acres, and in the Lake Orion and Romeo school areas 24 sales ran near $539,950 on about 3.9 acres.

Where to look

Oakland Township neighborhoods

Oakland Valley and Coach Lamp Hills

East of Rochester Road from Mead Road up toward Gunn Road, the part of the township where most homes went up in the 1960s and 1970s. The assessor's Oakland Valley neighborhood counts 146 parcels built from 1962 to 1974 and sold near $490,000 at the median in its 2023 to 2025 study, and Coach Lamp Hills adds 111 1970s homes on lots of about half an acre. The block group shows owner values near $470,200 and a typical home from 1971. Hugger Elementary is on Sheldon Road, and the south side of Mead Road is already Rochester Hills.

Twin Lakes and Draper Twin Lake Park

East of Rochester Road from Gunn Road north to Predmore Road, out to Dequindre Road and the Macomb County line. The assessor's Twin Lakes neighborhood, 186 parcels around the Twin Lakes golf course on streets named for golf courses such as Pebble Beach Drive and Spyglass Drive, has been building since 1999 and sold near $847,500 at the median. The Buell Road subdivision is older, 1957 to 1973. Owner values near $498,900 with a wide margin, typical home from 1988, every home a detached house. Draper Twin Lake Park protects 90 acres on Inwood Road.

Wynstone and Charles Ilsley Park

The northeast corner between Predmore and Romeo roads. Wynstone, 292 parcels built largely since 2012, runs to colonials and ranches of about 2,100 to 3,400 square feet, with a median sale near $650,000, and 37 of Charles Ilsley Park's 120 acres came to the township with its development in 2005. Building since 2010 accounts for more than half of the block group's homes. Owner values near $537,900 with a wide margin. Romeo Community Schools covers most of this corner, though the Wynstone address we checked is in the Rochester district.

Cranberry Lake and Woodlands Estates

Between Predmore and Romeo roads around Cranberry Lake. The Log Cabin Club on the lake has 83 parcels built from 1910 on, and its sales ran near $250,000 at the median on lots of about a sixth of an acre. Cranberry Lake Park holds 213 acres and the Cranberry Lake Farm Historic District. Woodlands Estates on West Romeo Road has 375 manufactured home sites, which helps explain a Census owner median here of only about $34,600. Three districts meet within about a mile and a half: the park is in Rochester's, the Log Cabin Club in Romeo's, Woodlands Estates in Lake Orion's.

Marsh View Park and the northwest lakes

The northwest corner west of Lake George Road, a string of small lakes: Heart, Shoe and Prince lakes and the Graham Lakes, with Indian Lake at the Oxford corner. Lake Orion Community Schools covers about nine tenths of it. Marsh View Park, 96 acres off East Clarkston Road, has the athletic fields and an archery range. Owner values near $432,800 with a very wide margin, typical home from 1978, and about a tenth of the land is in FEMA's high-risk flood zone.

Oakland Hunt and the Lost Lake parks

The middle of the township, from Rochester Road west past Lake George Road and from Gunn Road north toward Predmore. Oakland Hunt, 174 parcels built from 2006 to 2017 on lots of about a third to half an acre, sold near $984,500 at the median. Lost Lake Nature Park, Fox Nature Preserve, Watershed Ridge Park and the Blue Heron Environmental Area fill much of the rest. Owner values near $794,200, typical home from 2000. About four fifths is in the Rochester district and the rest in Lake Orion's, where Oakview Middle School sits on Lake George Road.

Township Hall, Bear Creek and Ridgewood Hills

From Gunn Road south to Dutton Road west of Rochester Road, around Township Hall on Collins Road, Bear Creek Nature Park, 107 acres the township bought in 1977, and Baldwin Elementary on Bannister Road. Oakland Farm, Oakland Knolls and Oakland Meadows, 267 parcels from 1991 to 2005, sold near $665,000 at the median, while Ridgewood Hills and Fero Crest date from the 1950s through the early 1980s. The two block groups show owner values near $621,700 and $553,700, with typical homes from 1994 and 1987.

Century Oaks and Adams Road

North of Gunn Road along Adams and Orion roads on the west side. Century Oaks, 230 parcels, sold near $889,900 at the median, and Adams Road Estates mixes houses from 1952 to 2014 on Paint Creek and Cairncross drives. Delta Kelly Elementary is on Adams Road, and the Paint Creek Junction Park trailhead opened on Orion Road in 2022. Owner values near $832,000, typical home from 2002. Paint Creek and Trout Creek put about 13% of the land in the high-risk flood zone, the largest share of any block group in the township. Schools split about two to one, Rochester and Lake Orion.

The Crossings and Country Creek

West of Adams Road between Gunn and Silverbell roads, out to the township line. The assessor counts 406 parcels in The Crossings and Century Woods, built 1993 to 2002, with a median sale near $570,000, plus Country Creek at 213 parcels near $662,500 and the 196 site condos of the Villages of Country Creek near $444,000. About three quarters of these homes date from the 1990s. Owner values near $510,600 and $606,700 in its two block groups, all detached houses, all in the Rochester district.

Goodison and Paint Creek to Dutton Road

The old mill village at Orion, Collins and Gallagher roads, where the Paint Creek Cider Mill stands on the site of the 1835 grist mill, and the Paint Creek valley south to Dutton Road. About a fifth of the Goodison block group's homes predate 1940, yet its owner values run near $876,700 with a wide margin. Goodison Place and Goodison Glen, 116 parcels from 1997 to 2011, sold near $1,035,000 at the median. South toward Dutton, owner values run near $586,700, typical home from 1979. Parts of Silverbell and Gallagher roads here are still gravel.

Silvercreek condos

South of Silverbell Road and west of Adams Road, the township's largest group of attached homes. Oakmonte at Silvercreek has 366 condos of about 1,100 to 1,600 square feet built in 2002 and 2003, and its 54 sales in the assessor's study, more than any other neighborhood, ran near $290,000 at the median. Belmonte at Silvercreek adds 88 attached condos near $540,000 and Silvercreek about 107 parcels of detached colonials. About three in four homes are owner-occupied. Owner values near $285,800 with a wide margin, typical home from 2004.

Kings Pointe, Kirklands and Brewster Road

Along Dutton Road from the west township line past Adams Road to Brewster Road, the southwest edge. The Hills of Kings Pointe and Kingsridge, Kirklands, the Claremont duplex condos and the Cloisters site condos were mostly built from the 1990s to the 2010s. Kirklands sold near $1,062,000 at the median and Claremont near $596,000. Owner values near $906,700 and $1,169,600 in the two block groups, both with wide margins. Musson Elementary sits here with a Rochester Hills mailing address.

Schools and commute

Schools

Census Bureau district maps put about 70% of Oakland Township's land in Rochester Community Schools, about 23% in Lake Orion Community Schools, across the northwest, and about 7% in Romeo Community Schools, in the northeast, mostly north of Predmore Road. The township's own history notes that a large part of its old rural school districts joined Rochester's in 1952, with other parts going to Lake Orion and Romeo. Rochester's Baldwin, Delta Kelly, Hugger and Musson elementary schools and Lake Orion's Oakview Middle School stand inside the township. The district moves the bill: Michigan Treasury's 2025 homestead totals in the township were 24.68 mills with Rochester, 26.95 with Romeo and 31.07 with Lake Orion, so a Lake Orion parcel pays about $639 a year more than a Rochester one on each $100,000 of taxable value. Treasury lists no Oxford school rate for the township, even where a corner carries an Oxford mailing ZIP. The line can run between neighbors, so the parcel record settles it.

Commute

No freeway crosses Oakland Township. From Township Hall on Collins Road, downtown Rochester is about 4 miles and 9 minutes south outside rush hour, Oakland University about 7.5 miles and 15 minutes, and the I-75 interchange at M-24 (Lapeer Road) in Auburn Hills about 7.5 miles and 13 minutes. Rochester Road runs north and south through the east half of the township and becomes M-150 south of Tienken Road in Rochester Hills, which carries it down to M-59. Stellantis headquarters in Auburn Hills is about 10 miles and 18 minutes away, Big Beaver Road at Somerset Collection in Troy about 15 miles and 28 minutes, downtown Detroit about 31 miles and 45 minutes, and Detroit Metro Airport a little over an hour. Oakland County's list of its largest employers includes Rochester Community Schools and Oakland University, both in Rochester, and Stellantis and several auto suppliers in Auburn Hills. The Census puts the average commute near 28 minutes, and a little more than one worker in four works from home (Census Reporter).

Michigan property taxes

Oakland Township 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 Oakland Township, our 2026 Uncapping Study found taxable value typically rises about 27% the year after a sale. On a $600,000 home, near the typical Oakland Township value, that is roughly $1,730 more in first-year tax at the local median homestead millage. We build your payment on that post-sale number.

Looking at an Oakland Township 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

Oakland Township millage beside its neighbors

Each figure is a 2025 homestead total from Michigan Treasury. A mill is a dollar of tax per $1,000 of taxable value. The township's own share is small, so the school district and the unit across the line make most of the difference.

Rochester district: 24.68 mills

About 70% of the township, roughly $2,468 a year on each $100,000 of taxable value. The same district carried 30.86 in Rochester Hills and 32.42 in the City of Rochester, about $617 and $774 more on each $100,000.

Romeo district: 26.95 mills

The northeast corner, about $227 more than the Rochester side on each $100,000. North of Romeo Road in Addison Township the Romeo district carried 31.52.

Lake Orion district: 31.07 mills

The northwest, about $639 more than the Rochester side. Across the line, the same district carried 35.62 in Orion Township and 38.65 in Oxford Township.

Planning on a $600,000 home

Samantha plans from half the price times the parcel's homestead millage, a number that runs high on purpose. That comes to about $7,400 a year in the Rochester district, $8,080 in Romeo's and $9,320 in Lake Orion's. The assessor's value, not the price, sets the real bill.

Second home or rental: 18 more mills

Without the principal residence exemption the 2025 totals were 42.68, 44.95 and 49.07 mills, roughly $1,800 extra per $100,000 of taxable value whichever district the parcel is in.

The jump at sale: about 27%

Our 2026 Uncapping Study found taxable value rising about 27% the year after a sale here, against about 42% in Rochester Hills, 39% in Orion Township and 36% in Oxford Township. A smaller jump means the seller's bill sat closer to the reset, not that the buyer's bill is small.

Local resources

Check Oakland Township records yourself

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

Before the inspection period ends

Things to settle on an Oakland Township house

A township of wells, gravel roads and old farmsteads brings its own list. Settle these before the inspection period ends, while the price is still open.

  • The parcel, not the mailing address. Rochester, Rochester Hills, Oakland and Oxford addresses all reach the township. The Treasurer's page links the township's online parcel and tax records and lists the assessing office, run under contract by Assessment Administration Services.
  • Well, softener and water test. Ask whether the home is in a county water district or on its own well. The Water Resources Commissioner runs the township's systems, and the county gives out test bottles in Pontiac and Southfield.
  • Septic records. The county Health Division keeps septic permits and inspections for 18 years. Request them and book an inspection.
  • The road. Public roads, gravel ones included, belong to the Road Commission for Oakland County. A private road is the owners' to keep up, so ask how plowing and repairs are shared.
  • Creeks and lakes. Lots along the West Branch of Stony Creek and Paint Creek are the likeliest to sit in the high-risk flood zone. Search the address on FEMA's Flood Map Service Center.
  • Historic district status. Exterior work in a local historic district needs a permit through the Historic District Commission.
  • Trash service. Each household contracts with a township-licensed hauler unless the association fee covers it. The waste and recycling page lists the licensed companies.
  • Two forms after closing. Send the township the transfer affidavit that tells the assessor the home changed hands, and the homestead exemption affidavit. File it by June 1 to have the exemption on the summer levy, or by November 1 for the winter levy.

Block group values on this page are Census estimates pooled over the five years ending in 2024, and small areas can be off by a lot. Before you offer, we look at what similar homes nearby actually sold for.

What our clients say

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Individual experiences. Results vary.

Oakland Township mortgage questions

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

My listing says Rochester or Rochester Hills. Is the home in Oakland Township?

It can be. The 48306 ZIP code, whose post office name is Rochester, covers roughly the southern 40% of the township, and about two thirds of that ZIP’s land lies in the township, most of the rest in Rochester Hills. A Rochester Hills address can sit in the township too: the Census geocoder places Musson Elementary, 3500 Dutton Rd, Rochester Hills 48306, in Oakland Charter Township and 3501 Dutton Rd, across the road, in the City of Rochester Hills. The two sides of Dutton Road pay different millage, so we go by the parcel record, not the envelope.

By Census ZIP boundaries, all of 48363 lies inside the township, covering about 58% of its land in the north and the middle. It is not the only ZIP code, though. 48306 covers most of the south, a small corner around Indian Lake in the northwest falls in Oxford’s 48370, and some homes inside the 48363 boundary still use Rochester 48306 addresses, such as 1015 Inwood Rd at Draper Twin Lake Park. None of the three ZIP codes tells you the school district.

The parcel record names it. About 70% of the land is in Rochester Community Schools, 23% in Lake Orion Community Schools and 7% in Romeo Community Schools, and near Cranberry Lake all three meet within about a mile and a half. Michigan Treasury’s 2025 homestead totals in the township were 24.68 mills with Rochester, 26.95 with Romeo and 31.07 with Lake Orion, about $227 and $639 a year more than Rochester on each $100,000 of taxable value. A second home or rental pays 18 mills more in any of the three.

Often not. The township runs no water utility, and the Oakland County Water Resources Commissioner operates the water and sewer systems that do exist. Its 2017 survey of the Southeast and Southwest water districts reached 2,958 homes and businesses, and among Southeast customers who answered, nearly all had a water softener and about two in five a separate iron removal system. Elsewhere, plan on a private well and often a septic system. The county Health Division keeps septic permits and inspections for 18 years and hands out water test bottles at its Pontiac and Southfield offices.

Only if the home sits in FEMA’s high-risk zone, which covers about 7% of the township’s land on the flood map in effect since September 29, 2006, by our sample. About half of that land follows the West Branch of Stony Creek and about a fifth follows Paint Creek, with the rest around the smaller lakes and drains. FEMA says homes in that zone with mortgages from government-backed lenders must carry flood insurance. We check the parcel on the map while you can still walk away, and add any premium to the monthly figure.

The Road Commission for Oakland County maintains every public road in the township, and some are still gravel. In April 2026 it held a public meeting on paving stretches of Silverbell and Gallagher roads near Goodison, a project that needed a township resolution and a share of the funding to move into design. The zoning ordinance also lets homes front an approved private road, which the owners maintain, so ask who plows and repairs it and how the cost is shared.

The township assessor’s study of 434 sales from April 2023 through March 2025 put the middle sale at $605,000, from condos near $290,000 at Oakmonte at Silvercreek to newer subdivisions near $1,000,000. Redfin’s median for 48363 was near $715,000 for the three months ending September 2026. A jumbo loan comes in only when the amount you borrow is above the 2026 conforming limit of $832,750, so the price alone does not decide it.

If it is in one of the township’s local historic districts, exterior work needs a Historic District Permit first. Ordinance 37-A lists 36 districts, two since removed, from the Goodison district to single farmsteads such as Cranberry Lake Farm, and the commission reviews exterior changes only. The assessor tracks 83 designated and undesignated historic parcels built from 1833 to 1930, so check the status before you plan an addition.

Communities near Oakland Township

Oakland County overview

Guides for Oakland Township buyers

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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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