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Wayne County, Michigan

Mortgage Broker in Sumpter Township, MI

Four school districts, two ZIP codes and a sewer system that reaches only about a fifth of the township: what to check on a Sumpter Township home.

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What should you know before buying a home in Sumpter Township?

Sumpter Township, in Wayne County, is home to about 10,446 residents in the Census Bureau's 2020 to 2024 American Community Survey (9,660 in the 2020 census) across about 37 square miles of land. Its mailing addresses carry the Belleville (48111) and New Boston (48164) ZIP codes, so the parcel record, not the mailing address, shows which unit's tax rates apply. Downtown Detroit is about 26 miles northeast in a straight line.

By the numbers

What do the numbers say about Sumpter Township housing?

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

$271,000

Typical home value, from the market research on this page

+49%

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

2

Residential ZIP codes: 48111, 48164

What does financing look like in Sumpter Township?

The Census Bureau's 2020 to 2024 American Community Survey (Census Reporter profile) puts the township's median owner-occupied home value near $270,700 (margin about plus or minus $13,539), with about 3,341 of 3,741 occupied homes owner-occupied. Tract 589300 in the east is near $280,400, tract 589401 in the northwest near $304,000 and tract 589402 near $243,800. The typical year built is 1979. Prices at this level sit inside the 2026 conforming limit of $832,750 and the FHA limit of $541,287, and the loan limits tool shows both by county. Recent sale data from Redfin or Zillow was not available for this page, so the Census figures are the base. Conventional, FHA, VA and USDA loans each have their own rules, and the USDA address check reads the map for a specific home.

Several local facts affect a loan here. Only about 20% of the township is on sewers, so a home may use a septic system, a grinder pump or a well, and each changes the inspection list. The ACS counts about 546 manufactured homes among 3,998 housing units, which brings in the manufactured home rules of each program. The building department conducts re-sale inspections, and flood zones are set property by property. The calculators page and the down payment assistance page help with the next step.

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A Belleville or New Boston mailing address does not tell you the school district: Treasury's 2025 table lists four districts for Sumpter Township, with homestead millage from 32.763 to 39.4457 mills.

The market

What is the Sumpter Township housing market like?

The Census Bureau's American Community Survey puts the median owner-occupied home value in Sumpter Township near $270,700, across about 3,341 owner-occupied homes, with a median year built of 1979. The typical home value in Sumpter Township is near $271,000. Homeowners pay a median of about $3,225 a year in property taxes, an effective rate of about 1.19% of the median value.

Mailing address versus township

Two ZIP codes, one township

A ZIP code tells you where mail is sorted, not who taxes the home. The numbers below come from the Census Reporter profile, Census ZIP code boundaries on TIGERweb and the township's own Local Resources page.

Which ZIP code covers most of the township?

ZIP 48111, the Belleville ZIP, covers most of the township. A grid of 81 points across the township returned 48111 at 66 of them, roughly four fifths of the land.

Where does ZIP 48164 apply?

ZIP 48164, the New Boston ZIP, covers a southeastern slice, with the Arkona Road and Martinsville Road area returning 48164 in a ZCTA point query. The township hall at 23480 Sumpter Road is in 48111.

How big is the township?

The Census counts 10,446 people in the 2020 to 2024 ACS and 9,660 in the 2020 census, across about 37 square miles of land and 3,998 housing units.

Where to look

Which neighborhoods make up Sumpter Township?

Lohr Road and Timber Creek Drive

The northwest block group around Lohr Road, Harris Road and Timber Creek Drive has about 315 owner-occupied homes. The American Community Survey (ACS) 2020 to 2024 puts the owner median value near $288,000, but the margin is about plus or minus $200,651, so treat it as a rough marker. The typical year built is 1962. A ZIP point query near the block group's center returns 48111.

Colorado, Georgia and Kansas streets

The small block group holding the state-named streets (Colorado, Georgia, Kansas, Idaho, Oregon) and Pendolton Drive covers under a square mile. The ACS counts about 180 homes here, 115 of them manufactured, with a typical year built of 1994. The Census does not report an owner median value for it. A ZIP point query returns 48111. Ask for the parcel record to see what applies to a given home.

Weimer Drive and Westcott Drive

The block group around Weimer Drive, Westcott Drive and Wilmot Road along Harris Road has about 478 owner-occupied homes. The ACS puts the owner median near $337,800 (margin about plus or minus $50,445), with a typical year built of 1971. About 92 of its 575 homes are manufactured. A ZIP point query near its center returns 48111.

Country Club Boulevard

Country Club Boulevard, Rustic Lane, Carriage Lane and Brookview Drive sit in a block group with about 369 homes, of which the ACS counts 254 as manufactured. The typical year built is 1991, and the Census reports about 182 owner-occupied and 187 renter-occupied homes. No owner median value is published. A ZIP point query returns 48111. Manufactured home financing has its own steps.

Dunn Road and Independence Drive

The block group around Dunn Road, Independence Drive, Ray Lane and Bohn Road has about 352 owner-occupied homes and a typical year built of 1981. The ACS owner median is near $192,200, with a margin of about plus or minus $67,267, the lowest median among the township's block groups. A ZIP point query near its center returns 48111.

Willow Road and Sherwood Road

The southwest block group, about 7.7 square miles around Willow Road, Sherwood Road, Elwell Road and Karr Road, holds about 517 owner-occupied homes and 541 detached houses on large parcels. The ACS owner median is near $267,300 (margin about plus or minus $15,027), the tightest margin of any block group here. Typical year built is 1993. A ZIP point query returns 48111.

Arkona Road and Martinsville Road

The southeast block group, about 7.6 square miles around Arkona Road, Willow Road and Martinsville Road, has about 253 owner-occupied homes and a typical year built of 1990. The ACS owner median is near $308,700 (margin about plus or minus $56,848). A ZIP point query near its center returns 48164, the New Boston ZIP, while other parts of the township return 48111.

Willis Road and Haggerty Road

Around Willis Road, Haggerty Road, Tulip Lane and Tamarack Trail in the northeast, the block group has about 497 owner-occupied homes. The ACS owner median is near $306,900 (margin about plus or minus $34,889), with a typical year built of 1973. South Metro Parkway runs through it toward Crosswinds Marsh. A ZIP point query returns 48111.

Kozma Trail and Willis Road

The block group around Kozma Trail, Paris Drive, Morton Avenue and Willis Road has about 402 owner-occupied homes and the oldest typical year built in the township's block groups, 1961. The ACS owner median is near $229,400, with a margin of about plus or minus $9,218, a narrow range for a block group. A ZIP point query returns 48111.

Martinsville Road and Dunn Road

The block group around Martinsville Road, Dunn Road, Carleton West Road and Prince Road covers about 4.6 square miles with about 209 owner-occupied homes. The ACS owner median is near $329,500, but the margin is about plus or minus $69,799, so treat it as a rough marker. The typical year built is 1984. A ZIP point query returns 48111.

Schools and commute

Schools

Four school districts serve Sumpter Township, so two homes with the same Belleville mailing address can sit in different districts. Michigan Treasury's 2025 millage table lists Van Buren Public Schools, Lincoln Consolidated Schools, Huron School District and Airport Community Schools for the township. By land, a grid count against Census school district boundaries puts roughly 37% of the township in Van Buren, 30% in Lincoln, 17% in Huron and 16% in Airport. By homes, a tally of 2020 Census blocks puts about 1,993 of 3,860 homes in Van Buren, 1,320 in Lincoln, 300 in Huron and 247 in Airport. The 2025 homestead millage is 32.763 mills for Airport, 34.6367 for Van Buren, 36.9189 for Huron and 39.4457 for Lincoln. The gap between the Airport and Lincoln rows is 6.6827 mills, and the non-homestead rows for the same districts run 18 mills higher. The Airport district's office is in Carleton. The treasurer's page and the assessing office page will confirm a parcel's district, and the Michigan property tax calculator reads the exact published rate for an address.

Commute

The township sits in the southwest corner of Wayne County, and its borders follow Rawsonville Road on the west, Oakville Waltz Road on the south, Clark Road on the east and Bemis Road on the north, according to Wayne County's community profile. The township's Local Resources page places Belleville Lake and I-94 to the north, and the Wayne County Road Commission maintains the roads. Drive times below run from the township hall at 23480 Sumpter Road by OSRM routing with no traffic, so rush hour adds time. Belleville is about 11 minutes and 5.1 miles. Detroit Metro Airport is about 27 minutes and 16.0 miles. Ypsilanti is about 23 minutes and 14.3 miles, Taylor about 30 minutes and 17.8 miles, Monroe about 31 minutes and 18.9 miles, and Ann Arbor about 35 minutes and 23.2 miles. Downtown Detroit is about 48 minutes and 34.0 miles, and Toledo about 54 minutes and 42.1 miles. For employers, a University of Michigan-Dearborn study of 2013 data estimated that Detroit Metro Airport supports about 86,000 jobs across the region. The county profile calls Sumpter a rural community midway between Ann Arbor and Detroit.

Day to day

Living in Sumpter Township

Parks, errands, events, seasonal township tasks and the kinds of homes you will see, from the township's parks and recreation page, its FAQ page, its community center schedule, its waste and recycling page, the county's parks and recreation page and the other sources named in each card.

What is there to do around Sumpter Township?

The township's parks and recreation page lists Banotai Park, 81.82 acres at the northwest corner of Sherwood Road and Wear Road with Sherwood Pond, pavilions and playground equipment, and Graham Park, 10 acres at Sumpter Road and Wear Road. Crosswinds Marsh, a Wayne County park built to replace wetlands near Metro Airport, has more than nine miles of hiking trails, two fishing docks, a gravel horse trail and canoe rentals by reservation at 734-261-1990. The page also posts a 2026 events calendar.

Where do people run errands?

Township business runs through the hall at 23480 Sumpter Road, which houses the treasurer, building, clerk and assessing offices, open Monday to Friday 8:30 a.m. to 4:30 p.m. Belleville is about 5.1 miles and 11 minutes away by road from the hall, and the township's Local Resources page points to Belleville's library, museum and chamber of commerce. Wayne County's community profile mentions roadside stands with farm produce. Trash and bulk pickup come from Priority Waste, which takes up to 3 bulk items a week.

What happens here through the year?

The township board normally meets the 2nd and 4th Tuesday of the month at 6:00 p.m., and the meetings are shown on cablecast channel 12 and YouTube. The township's community center schedule lists vendor market days on December 12 and 13, 2026. A community-wide yard sale weekend takes place toward the end of August each year, and garage sale permits come from the township office. The parks page posts a 2026 events calendar and takes volunteer sign-ups.

What does each season mean for a homeowner?

The township's FAQ lists summer taxes due September 14 and winter taxes payable at the township office through February 28, and the township adds a monthly fee after the summer due date. Water bills arrive quarterly. Roads are maintained by the Wayne County Road Commission, so plowing and pothole requests go to its line at 888-762-3273. Before any spring digging, MISS DIG asks for a call 72 hours ahead at 1-800-482-7171, and dog licenses go on sale in January.

Which kind of home are you after?

The ACS 2020 to 2024 counts 3,373 detached houses and 546 manufactured homes among 3,998 housing units, with a typical year built of 1979. The southwest block group around Willow Road and Sherwood Road covers about 7.7 square miles with 541 detached houses, which usually means larger parcels and, where there is no sewer, a septic system. The Country Club Boulevard block group counts 254 manufactured homes among 369 units, which changes how the loan is written. A home on a grinder pump sewer connection carries upkeep the owner pays for.

Michigan property taxes

What will my property taxes be after I buy in Sumpter Township?

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 Sumpter Township, our 2026 Uncapping Study found taxable value typically rises about 49% the year after a sale. On a $275,000 home, near the typical Sumpter Township value, the first-year tax goes up roughly $1,560 to $1,780, depending on the school district. Most homes here are in Van Buren schools (about $1,560); Lincoln Consolidated schools homes run about $1,780. Your address decides which applies. We build your payment on that post-sale number.

Looking at a Sumpter 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

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.

Homestead millage by school district

Which millage applies to a Sumpter Township home?

Michigan Treasury's 2025 table lists four rows for Sumpter Township, one per school district. Each card shows the homestead rate and what half of the Census median value of $270,700 comes to at that rate, as a planning number and not a tax bill. 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. Confirm the district with the assessing office page or the property tax calculator.

Airport Community Schools: 32.763 mills

Half of $270,700 is $135,350, and at 32.763 mills that planning number is about $4,434 a year. The non-homestead rate for this row is 50.763 mills.

Van Buren Public Schools: 34.6367 mills

At 34.6367 mills the same planning number is about $4,688 a year. The non-homestead rate for this row is 52.6367 mills.

Huron School District: 36.9189 mills

At 36.9189 mills the same planning number is about $4,997 a year. The non-homestead rate for this row is 54.9189 mills.

Lincoln Consolidated Schools: 39.4457 mills

At 39.4457 mills the same planning number is about $5,339 a year. The non-homestead rate for this row is 57.4457 mills.

How far apart are the rows?

Airport to Lincoln is a gap of 6.6827 mills, about $905 a year on $135,350. Van Buren to Huron is a gap of 2.2822 mills, about $309 a year.

What is a second home or rental taxed at?

Each non-homestead row runs 18 mills above its homestead row, from 50.763 to 57.4457 mills, so a home that is not a principal residence is taxed on a different row.

Local resources

Check Sumpter Township records yourself

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

What our clients say

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★★★★★
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Individual experiences. Results vary.

Sumpter Township mortgage questions

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

Is a Sumpter Township home taxed by Belleville?

No. A Belleville mailing address does not make a home part of the city of Belleville. Most of the township uses ZIP 48111, which is the Belleville ZIP, and a southeastern slice uses 48164, the New Boston ZIP, but the parcel record shows the taxing unit. Treasury’s 2025 table lists Sumpter Township with four school district rows. The township’s assessing office page is the place to confirm which one applies to a parcel.

It depends on the parcel, because four districts cover parts of the township: Van Buren Public Schools, Lincoln Consolidated Schools, Huron School District and Airport Community Schools. A tally of 2020 Census blocks puts about 52% of the township’s homes in Van Buren, 34% in Lincoln, 8% in Huron and 6% in Airport. The 2025 homestead millage runs from 32.763 mills (Airport) to 39.4457 mills (Lincoln), so ask for the parcel’s district before you compare two homes. Use the Michigan property tax calculator with the address.

Possibly. The township’s building department page says the department conducts residential re-sale and rental inspections, and its permit list includes a For Sale Permit Application. The building clerk takes calls at 734-461-6201, extension 2233. Ask whether the home you are buying has one on file before you write an offer, and put the answer in your agreement. The home inspection checklist covers your own inspection.

Most are not on township sewers. The township’s water department page says only about 20% of the township is served by sewers, and most sewer customers are on a grinder pump system. The pump belongs to the homeowner, and the page notes the owner supplies its electric service. Water customers get quarterly bills. Check the parcel for township water or a private well, and read the septic system guide and the well water guide.

File a Property Transfer Affidavit with the assessor within 45 days of the transfer. The township’s township FAQ page says a late filing carries a penalty of $5 a day, up to $200. If the home is your primary residence, file the Principal Residence Exemption affidavit too. In Michigan, a home’s taxable value is capped while one owner holds it. The year after it sells, that cap comes off and taxable value resets to the state equalized value, which is half of the assessor’s estimate of market value, not automatically half of what you paid.

The township treasurer collects summer and winter taxes. Its township FAQ page lists summer bills due September 14 and winter bills payable at the township office through February 28, after which unpaid taxes go to the Wayne County Treasurer in Detroit. The township does not accept postmarks, so a payment must arrive by close of business on the due date. After the summer due date the township adds a monthly fee until the bill is paid.

Yes, with conditions. The ACS 2020 to 2024 counts about 546 manufactured homes among the township’s roughly 3,998 housing units, so the question comes up often. The loan depends on the home, its foundation and whether it sits on land you own, and the programs differ. Start with the manufactured home loan page and the manufactured homes guide.

It depends on the property’s own FEMA flood zone, not on the township. Look up the address on the FEMA flood map pages, and if it sits in a high-risk zone, the lender requires flood insurance on the loan. Ask for the flood determination early so the premium is in your budget. The flood zone guide walks through the steps.

Before you write an offer

Things to settle on a Sumpter Township house

A short checklist from the township's building department page, water department page and township FAQ page, plus the homebuyer game plan.

Is it sewer or septic?

The township says only about 20% of its area is on sewers, and most sewer customers use grinder pumps the owner maintains and powers.

Does a re-sale inspection apply?

The building department conducts residential re-sale inspections and lists a For Sale Permit Application. Call 734-461-6201, extension 2233, before you write an offer.

Who maintains the road?

The Wayne County Road Commission maintains the township's roads, and its service line is 888-762-3273. Ask whether the road in front of the home is public.

Is there an HOA or site condo?

The township's planning and zoning department takes zoning questions at 734-461-6201, extension 2232, and the planner is in the office on Tuesdays. Ask for any HOA or site condo documents with the offer.

What do you file after closing?

A Property Transfer Affidavit goes to the assessor within 45 days of the transfer, and a Principal Residence Exemption affidavit follows if it is your home.

Is there a rental permit?

The building department lists a Rental Permit Application among its forms, so a home you plan to rent has its own township step.

Communities near Sumpter Township

Wayne County overview

Guides for Sumpter Township buyers

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Sources

Where do the Sumpter Township figures on this page come from?

26 sources behind the Sumpter Township 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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