Schools
About 99% of Orchard Lake Village and most of ZIP 48323 falls within the highly rated West Bloomfield School District, with a small western portion in Walled Lake Consolidated Schools.
Oakland County, Michigan
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Buying a home in Orchard Lake Village
This corner of Oakland County is unusual: it straddles West Bloomfield Township and the tiny incorporated City of Orchard Lake Village, where roughly 40% of the land is water. Daily life here orbits Orchard Lake, Oakland County's third-largest lake, along with Cass Lake and Upper Straits Lake, the country clubs, and the historic Orchard Lake Schools / St. Mary's Preparatory campus. It's a prestige bedroom community, not an industrial one: households here lean toward healthcare, education, and executive professionals, with Henry Ford West Bloomfield Hospital and the West Bloomfield School District among the largest local employers. The City of Orchard Lake Village counted about 2,238 residents in 2020 (World Population Review), while the surrounding township pushes past 64,000. Median household income in the city tops $212,000 (Data USA).
By the numbers
Orchard Lake Village housing and mortgage snapshot
Values move. Treat these as orientation and let us pull current figures for the address you are considering.
$816,000
Typical home value, from the market research on this page
+28%
Typical rise in taxable value the year after a home sells, 2026 Uncapping Study
0.80%
Effective property tax rate, as a share of value
2
Residential ZIP codes: 48323, 48324
What financing looks like in Orchard Lake Village
To comfortably carry the ~$530,000 ZIP median with 20% down (~$106K), plan on roughly $150,000-$175,000 in household income; the full payment lands near $4,000/month at current rates. Property taxes are a relative bright spot, the effective rate runs about 0.8% of market value, with a reported median bill near $3,569 (Ownwell), but West Bloomfield Township contains seven school districts, so the school portion varies by parcel, and Michigan's taxable-value cap can raise the bill after a purchase. First-time buyers may tap MSHDA down-payment assistance, but income limits exclude many local households. Most lakefront and estate purchases here clear the conforming loan limit, so jumbo financing is common in Orchard Lake Village proper.
Typical prices in Orchard Lake Village sit close to the 2026 conforming limit of $832,750, so the down payment often decides whether a loan is conforming or jumbo.
Sub-markets
Orchard Lake Village housing market by ZIP code
Orchard Lake Village spans 2 residential ZIP codes, and they are different sub-markets.
ZIP 48323, near $530,000
The median listing/sale price across ZIP 48323 sits near $530,000 as of mid-2026 (RealtyTrac), while the broader West Bloomfield typical home value is closer to $419,000 (Zillow). The City of Orchard Lake Village itself skews dramatically higher, Redfin has reported a median near $1.6M on a thin sample of lakefront and estate sales. Prices are roughly flat to down about 2% year over year on the broader market, and ZIP-level monthly swings are volatile on low inventory. Homes sold in a median of about 30 days in June 2026, roughly 9% faster than a year earlier (Redfin). Lake access, school quality, and limited estate inventory drive demand. Named areas: Walnut Lake Hills, Kimberley North, Spring Meadows.
ZIP 48324, near $1,213,000
The trailing-12-month median sale price sits around $1,213,000 as of mid-2026, up roughly 6% year over year on an annual basis. Because the village is so small, with very few sales each year, monthly medians swing dramatically, anywhere from about $1.1M to over $1.6M, so annual trends matter far more than any single month. Homes spend roughly 64 median days on market, essentially flat year over year. Demand is driven by scarcity: only about 60% of the village is buildable land, there is almost no new construction, and direct frontage on Orchard Lake commands a steep premium over inland homes. Named areas: Orchard Lake / Apple Island lakefront, Long Lake Estates, Pine Lake / Country Club area.
Where to look
Orchard Lake Village neighborhoods
Walnut Lake Hills
($500,000 to $1,500,000): a sought-after community with a private Walnut Lake beach, pavilion, and dock.
Kimberley North
($350K-$600K): a 257-home subdivision built in the early 1960s, north of W. 14 Mile Rd and east of Orchard Lake Rd.
Spring Meadows
($400K-$700K): a popular West Bloomfield family subdivision.
Franklin Valley
($400K-$800K): an established sub-neighborhood within West Bloomfield.
Orchard Lake / Apple Island lakefront
(~$1.5M-$5M+): Direct frontage on Orchard Lake, the village's premier luxury waterfront.
Long Lake Estates
(~$700K-$2M): One of the most desirable established West Bloomfield subdivisions near the village.
Pine Lake / Country Club area
(~$700K-$3M): Homes near Pine Lake Country Club with lake and golf frontage.
Schools and commute
Commute
Downtown Detroit is about 27 miles away, a 35-40 minute drive via the M-10 (Lodge) Freeway, or roughly 58 minutes by SMART bus.
Michigan property taxes
Orchard Lake Village 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 Orchard Lake, our 2026 Uncapping Study found taxable value typically rises about 28% the year after a sale: roughly $1,080 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
Don't build your budget around somebody else's tax bill. The seller's tax history tells us something about the property. It does not automatically tell us what your taxes are going to look like as the new owner.
Local resources
Check Orchard Lake Village records yourself
The official offices behind the tax and school details on this page.
- City of Orchard Lake Village Assessing and Taxes, for parcel records and current taxable value
- West Bloomfield School District, for district boundaries and enrollment
- Oakland County Treasurer, property taxes, for county property tax records
What our clients say
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Travis and the team at Align Lending are hands down the best mortgage option for anyone looking to buy or refinance. Travis spent as much time as it took to be sure I was in the best spot to buy a house and stuck with me through it all. I am so proud of my home and none of it would have been possible without Travis.
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Samantha is a rockstar. We had an unusual situation with our lending and she went above and beyond to help us get our mortgage approved. I truly feel that if we had worked with any other lender or broker, we would not have been able to close on time, or maybe at all. I am beyond happy with the work Samantha did for us and how she handled the entire process. I cannot say enough good things about the work she did for me and my husband. I will be recommending Align Lending and Samantha to anyone that needs a lender.
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Just bought my first home and Ryan Greiner made the mortgage process incredibly quick and easy to understand. He worked hand in hand with my realtor and made sure everything I needed was ready when it had to be. Definitely reccomend Align Lending and Ryan both!
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As first time homebuyers we made sure to do our research before choosing a mortgage broker. We decided to go with Align Lending and could not have made a better choice. We worked with Samantha and she made the entire process smooth and easy. The customer service was top notch! The professional, yet caring approach was just what we were looking. We highly recommend Align Lending!
Individual experiences. Results vary.
Orchard Lake Village mortgage questions
If yours is not here, ask it on the call. There are no dumb questions.
What is the median home price in the 48323 ZIP code?
The median listing/sale price in ZIP 48323 is around $530,000 as of mid-2026, while the broader West Bloomfield typical home value is closer to $419,000 (Zillow). Homes in the City of Orchard Lake Village itself, especially lakefront and estate properties, frequently sell well above $1 million.
How much income do I need to buy a home in West Bloomfield / Orchard Lake Village 48323?
To comfortably afford the ~$530,000 ZIP median with 20% down, plan on roughly $150,000-$175,000 in household income. The monthly payment (principal, interest, taxes, and insurance) runs around $4,000 at current rates. Buyers putting less down or targeting lakefront homes will need more.
What are property taxes like in 48323?
The effective property tax rate in ZIP 48323 is about 0.8% of market value, with a reported median annual bill near $3,569. Because West Bloomfield Township contains seven different school districts, the school portion of your bill can vary by parcel, and Michigan’s taxable-value cap means a recent purchase can raise the bill versus a long-held home.
Which school district serves Orchard Lake Village and 48323?
About 99% of Orchard Lake Village and most of ZIP 48323 is served by the highly rated West Bloomfield School District, with a small western portion in Walled Lake Consolidated Schools. The area is also home to St. Mary’s Preparatory, a historic private Catholic school.
How long do homes stay on the market here?
Homes in the area sold in a median of about 30 days as of June 2026, roughly 9% faster than the prior year. Well-priced, move-in-ready and lakefront homes tend to go faster, while higher-end estate listings can sit longer.
What's the commute to downtown Detroit from 48323?
Downtown Detroit is about 27 miles away, a 35-40 minute drive via the M-10 (Lodge) Freeway in normal traffic, or roughly 58 minutes by SMART bus. The location balances quiet, lake-oriented suburban living with reasonable access to Detroit, Pontiac, and Troy/Auburn Hills employment.
Is Orchard Lake Village a good investment market?
It’s a high-end, supply-constrained lake community, about 40% of the city is water and there’s little new construction, which supports long-term values, and the trailing year showed roughly +6% appreciation. The trade-offs are limited inventory, high entry prices, and volatile month-to-month data, so it suits buyers focused on a primary lakefront residence more than quick-flip investors.
Communities near Orchard Lake Village
Oakland County overviewTalk with a local mortgage expert
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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.
