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Ottawa County, Michigan

Mortgage Broker in Tallmadge Township, MI

Tallmadge Township sits in Ottawa County between Grand Rapids and Coopersville, and its homes are split across three school districts, three ZIP codes and a mix of public utilities, wells and septic systems, so a mortgage broker in Tallmadge Township, MI starts with the parcel record.

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

Tallmadge Township, a charter township in Ottawa County, is home to about 9,027 residents in the Census Bureau's 2020 to 2024 American Community Survey (8,802 in the 2020 census) across about 32 square miles of land. Its ZIP codes also reach into Grand Rapids and Walker, so the parcel record, not the mailing address, shows which unit's tax rates apply. Downtown Grand Rapids is about 9 miles east in a straight line, and downtown Holland is about 19 miles southwest in a straight line.

By the numbers

What do the numbers say about Tallmadge Township housing?

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

$366,000

Typical home value, from the market research on this page

+55%

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

3

Residential ZIP codes: 49534, 49435, 49404

What does financing look like in Tallmadge Township?

Redfin's housing market page for ZIP 49534, which covers about 55.8% of the township's land by Census ZIP code tabulation area, reported a median sale price near $425,000 for the three months ending September 2026, with a median of 14 days on the market and 58 homes sold in September. For ZIP 49435, about 36.0% of the township, the Redfin median was near $403,000, with 25 days on the market and 10 sales in September. ZIP 49404 covers about 6.9% of the township. These are ZIP figures, and every one of these ZIP codes reaches into other places, so they describe the market around Tallmadge Township and not the township alone. The American Community Survey from the Census Bureau puts the township's median owner-occupied value near $366,100 with a margin of error of about $44,683, a median year built of 1992 and 2,699 owner-occupied homes. Most purchases at these prices fit under the FHFA 2026 conforming limit of $832,750 and the FHA limit of $541,287, so conventional, FHA and VA loans are all in play, and the loan limit lookup shows the county figure for any unit count. Veterans can estimate the funding fee on the VA funding fee calculator, and USDA loans depend on the property address. The USDA eligibility check is worth running on a property near the township's edges, because USDA's map decides on the address.

Three local facts shape the loan more than the price does. First, water and sewer: the township board's November 2024 minutes mention a federal appropriation grant for water and sewer along M-45 and customer rates that had dropped again that year, but service is not township-wide, and Ottawa County has required sellers to evaluate private wells and septic systems before a transfer since 1984, with the report given to the buyer at closing. Read the county real estate transfer program before you write an offer, and see our guides on buying with a septic system and how well water affects value. Second, taxes: the year after a Michigan home sells, its taxable value resets to half of the assessor's market value, which is not automatically half of what the buyer paid, and the buyer files a property transfer affidavit within 45 days. Third, the home itself: the American Community Survey counts 232 manufactured homes in the township, 321 homes in buildings with 10 or more units and 2,807 detached houses, and each type has its own lending rules, covered on our manufactured home loan page and in non-warrantable condo guidance. A mortgage broker in Tallmadge Township, MI compares options from multiple wholesale lenders for the specific home, and Samantha runs the numbers with your actual taxes and insurance before you write an offer.

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Tallmadge Township is divided among three school districts, and the 2025 homestead millage is 25.8367 mills in Kenowa Hills, 27.5669 in Grandville and 29.4423 in Coopersville according to Michigan Treasury. That 3.6056 mill gap between the lowest and highest is about $660 a year on a taxable value of $183,050, so two homes of the same price can carry different bills.

The market

What is the Tallmadge Township housing market like?

The Census Bureau's American Community Survey puts the median owner-occupied home value in Tallmadge Township near $366,100, across about 2,699 owner-occupied homes, with a median year built of 1992. The typical home value in Tallmadge Township is near $366,000. Homeowners pay a median of about $3,489 a year in property taxes, an effective rate of about 0.95% of the median value.

ZIP codes and market

Which ZIP codes touch Tallmadge Township homes?

The Census Bureau's ZIP code tabulation areas and Redfin's ZIP pages describe the mail routes around the township, not the township line.

Why does my address say Grand Rapids?

The township hall's own address is a Grand Rapids 49534 address. By Census ZIP tabulation area, 49534 covers about 55.8% of township land, so a Grand Rapids address is normal here and says nothing about which taxing units apply.

What do the other ZIP codes cover?

ZIP 49435 covers the central part of the township and 49404 the northwest. By Census ZIP code tabulation areas, 49435 takes about 36.0% of the township's land and 49404 about 6.9%.

What were recent sales near the township?

Redfin's ZIP 49534 page reported a median sale price near $425,000 and 58 homes sold in September 2026. Its 49435 page reported about $403,000 and 10 homes sold. Both pages cover areas beyond the township, so read them as the surrounding market.

Where to look

Which neighborhoods make up Tallmadge Township?

Fennessy Lake and the southeast bend

This block group, number 2 of Census tract 214.01, runs along the township's southeast corner near Fennessy Lake and Kenowa Avenue, where Farmhaus Farms operates the former Moelker orchard at 9265 Kenowa. The ACS 2024 median owner-occupied value is near $321,600 with a wide margin of about $69,145, the median year built is 1975, and 492 of its 525 housing units are owner-occupied. Treasury lists Grandville and Kenowa Hills millage here, so check the parcel.

Round Lake, Stafford Lake and east Leonard Street

Block group 1 of tract 214.01 covers the east side, with Round Lake and Stafford Lake mapped in OpenStreetMap. It holds 863 housing units, the ACS median year built is 2007, the newest of the five block groups, and the median value is near $319,100, with a margin of about $81,433. The Census counts 177 manufactured homes here, so loan type and land ownership matter. Homes near the small lakes should be checked against the FEMA flood map for the address.

Tallmadge center and the Township Park

Block group 1 of tract 214.02 holds Tallmadge Township Hall, the township park behind it and the hamlet of Tallmadge, with Lake Jabocena and Aman Park mapped nearby. It is the township's most mixed block group, with 1,260 housing units, 895 detached houses, 321 units in buildings with 10 or more units and 389 renter households. The median value is about $323,800 with a margin of about $103,009 and the median year built is 1992.

Grand Valley and the M-45 river crossing

Block group 3 of tract 214.02 includes the hamlet of Grand Valley, on M-45 just east of the Grand River, and the Elgin and Sand Creek area. All 424 housing units are detached houses, 411 are owner-occupied, the ACS median value is near $425,000 with a margin of about $91,431, and the median year built is 1981. Ottawa County's 279-acre Grand River Open Space, at 10849 Linden Drive, is mapped here.

Northwest toward Lamont

Block group 2 of tract 214.02 is the township's northwest corner, with the Sand Creek Golf Club and Western Greens Country Club mapped in OpenStreetMap and part of the Lamont census designated place. It has the highest median value of the five, near $449,000 with a margin of about $42,987, and a median year built of 1992. All 465 housing units are detached houses and 400 are owner-occupied. About 74% of its land is in ZIP 49435 and about 23% in 49404.

Lamont

The Lamont census designated place covers about 6.8% of the township's land. The Census ZIP area for Lamont's own ZIP, 49430, covers under 1% of the township, so most homes here carry a neighbouring ZIP code on their mail. The Lamont post office is mapped near the Grand River. Ask the seller which taxing units and which school district appear on the tax bill.

East tract 214.01 as a whole

The east tract is about 9.5 square miles, holds 1,388 housing units and, in the ACS 2024 estimates, 1,133 owner-occupied homes and 211 renter households. The median owner-occupied value is near $320,400 with a margin of about $55,255 and the median year built is 1997. It has 1,023 detached houses, 52 attached homes and 232 manufactured homes, so loan type varies more here than in the west tract.

West tract 214.02 as a whole

The west tract is about 22.6 square miles, more than twice the east tract's land, with 2,149 housing units and 1,566 owner-occupied homes in the ACS 2024 estimates. The median owner-occupied value is near $397,900 with a margin of about $60,541 and the median year built is 1990. It holds 1,784 detached houses, and its apartment buildings are concentrated in the center, so a purchase here can be a large lot or a unit in a building.

Ironwood Drive and Lake Michigan Drive corridors

The supervisor reports commercial and industrial growth along Lake Michigan Drive and Ironwood Drive, and the township's 2026 planning commission packets list site plan sets for projects on Ironwood Drive. A home near either corridor sits next to land that can change use through the rezoning and site plan steps posted on tallmadge.com, so read the zoning map dated December 18, 2025 and the master plan map dated January 28, 2020 for the parcel next door.

Elgin and Sand Creek

The hamlet of Elgin and Sand Creek are in the same block group as Grand Valley, so the ACS figures are shared: a median value near $425,000, a median year built of 1981 and 424 detached houses. Sand Creek and Little Sand Creek run through the area in OpenStreetMap. Drains and creeks are the reason to ask the Ottawa County Water Resources Commissioner whether a county drain assessment touches a parcel.

Schools and commute

Schools

Michigan Treasury's 2025 millage table lists three school districts for Tallmadge Township: Grandville Public Schools, Kenowa Hills Public Schools and Coopersville Area Public Schools. Using Census Bureau school district boundaries, about 42.5% of the township's land is in the Coopersville district, about 39.6% in Grandville and about 17.9% in Kenowa Hills. Counting the 3,359 housing units in the 2020 census blocks by each block's internal point, the split is about 1,237 homes (36.8%) in Coopersville, 1,153 (34.3%) in Grandville and 969 (28.8%) in Kenowa Hills, so the district shares of land and homes are not the same. The homestead millage on a principal residence is 29.4423 mills for Coopersville, 27.5669 for Grandville and 25.8367 for Kenowa Hills, and the non-homestead figures, which apply to a second home or rental, are 47.2731, 45.5669 and 43.8367. None of that says anything about a district's programs. It tells you which tax bill and which attendance boundary come with the parcel. Before you count on a district, confirm it on the Ottawa County parcel record or with the district office, because a mailing address in Grand Rapids, Marne or Coopersville does not decide it.

Commute

Lake Michigan Drive, which the Michigan Department of Transportation signs as M-45, crosses the township east to west and links it to Walker and Standale on one side and to Allendale and the Grand Valley State University campus on the other. Measured by road from Tallmadge Township Hall on Leonard Street, with no traffic in the estimate, downtown Grand Rapids is about 10.0 miles and 18 minutes, Grand Valley's Allendale campus about 6.1 miles and 12 minutes, the Standale stretch of Alpine Avenue about 5.3 miles and 10 minutes, and Coopersville about 9.7 miles and 17 minutes. Jenison is about 11.9 miles and 20 minutes away, Hudsonville about 14.7 miles and 24 minutes, the Gerald R. Ford International Airport about 23.8 miles and 35 minutes, Grand Haven about 25.4 miles and 37 minutes and Holland about 26.4 miles and 40 minutes. Employers within a short drive include Grand Valley State University in Allendale and the Meijer corporate offices in Walker, about 7.0 miles and 15 minutes by the same measure, and the airport is a regional employer as well. The township supervisor reports commercial and industrial growth along the Lake Michigan Drive and Ironwood Drive corridors on the supervisor page. For regional road plans, the Grand Valley Metropolitan Council transportation plan is the source to read.

Day to day

Living in Tallmadge Township

Parks, errands, township calendars and seasonal tasks, taken from the township, Ottawa County and map sources: the township's parks page, historical collection, office hours, hall rental calendar and Wright-Tallmadge Fire Department pages, and Professional Code Inspections. Building a home is covered in the new construction guide.

Parks and places to go

The township park behind the hall on Leonard Street has two ball fields, tennis courts, pickleball courts, a basketball area, sand volleyball, playground equipment, a pavilion used first come and restrooms open mid-May through September. Ottawa County Parks manages the 279-acre Grand River Open Space at 10849 Linden Drive, open 5am to 10pm with 1.25 miles of river frontage, a small parking area and no entry fee. Dogs are allowed on or off leash and hunting follows DNR rules. The Tallmadge Historical Collection at the hall holds records by appointment.

Errands close to home

The Next Door convenience store sits in the north, the Lamont post office is near the Grand River, and Aldi and Ace Hardware are on Lake Michigan Drive at the township's west edge in Allendale. Farmhaus Farms runs the orchard at 9265 Kenowa Avenue. Walker, Standale and Allendale along M-45 carry most grocery and pharmacy trips, and the township office on Leonard Street is open Monday to Thursday, 9:00am to 3:00pm.

Township events and calendars

The township publishes its meeting calendar: the board meets on the second Tuesday at 6:00pm, with the next meeting listed for November 10, 2026, and the hall rental calendar shows when the hall is booked. The Wright-Tallmadge Fire Department reports an open house at the township hall among its community events, and its page asks you to check there for new dates.

What each season means for a homeowner

Winter and summer tax bills follow the township treasurer's calendar. Summer 2026 bills were due September 14, 2026, and the treasurer's extended hours for the winter bill are December 29, 2026, February 16, 2027 and March 1, 2027, 9:00am to 5:00pm. After March 1, 2027, 2026 taxes go to the county treasurer at 616-994-4501. Summer deferment applications are due September 15. The fire department asks owners to clear snow from a nearby hydrant and issues burn permits at 616-677-1610 for brush. The park restrooms close after September.

Which kind of home are you after?

Lake-edge homes near Fennessy, Round and Stafford Lakes add a flood map check and often a septic system. Acreage on the township's west side usually means a well and septic evaluation at transfer. New builds follow permits inspected by Professional Code Inspections, and a house half finished on December 31 is assessed as half finished for that year. Townhomes such as Tallmadge Townhouses move through the township's PUD process and bring an association document. Manufactured homes, 232 in the Census count, are financed by their own rules.

Michigan property taxes

What will my property taxes be after I buy in Tallmadge 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 Tallmadge Township, our 2026 Uncapping Study found taxable value typically rises about 55% the year after a sale. On a $375,000 home, near the typical Tallmadge Township value, the first-year tax goes up roughly $1,720 to $1,960, depending on the school district. The largest share of homes here is in Coopersville schools (about $1,960); Grandville schools homes run about $1,830 and Kenowa Hills schools homes about $1,720. Your address decides which applies. We build your payment on that post-sale number.

Looking at a Tallmadge 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.

Taxes

Tallmadge Township tax bills by school district

Treasury's 2025 table gives each district its own millage, so the bill follows the parcel's district. The sources are the Michigan Treasury 2025 total rates table, the township treasurer page and the Michigan Treasury property tax page. The property tax calculator works from an address, and the homestead exemption guide explains the filing.

How far apart are the three districts?

On a taxable value of $183,050 the homestead millage works out to about $5,389 in Coopersville, $5,046 in Grandville and $4,729 in Kenowa Hills, a spread of about $660. Per $100,000 of taxable value the gap between Coopersville and Kenowa Hills is $360.56. The source is the Michigan Treasury 2025 total rates table.

What changes on a second home or rental?

Non-homestead millage is higher: 47.2731 mills in Coopersville, 45.5669 in Grandville and 43.8367 in Kenowa Hills, about 18 mills above the homestead figures. A principal residence needs the homestead exemption filed.

When are the bills due and who gets paid?

The township treasurer collects summer and winter bills until the end of February, and payments after 5:00pm on March 1, 2027 go to the county. A lender that escrows pays the bill for you.

Local resources

Check Tallmadge Township records yourself

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

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Tallmadge Township mortgage questions

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

Does a Grand Rapids mailing address mean I pay Tallmadge Township taxes?

Not automatically. The township hall itself uses a Grand Rapids 49534 address, and the township’s land is split by Census ZIP code tabulation area into about 55.8% in 49534, 36.0% in 49435, 6.9% in 49404, 0.8% in 49430 and 0.5% in 49544. A ZIP code is a mail route, not a taxing unit. The parcel record from the Ottawa County property map or the township treasurer shows which township, school district and special assessments apply.

One of three: Coopersville, Grandville or Kenowa Hills. Census boundaries put about 42.5% of the township’s land in Coopersville, 39.6% in Grandville and 17.9% in Kenowa Hills. Check the parcel, then confirm with Coopersville, Grandville or Kenowa Hills. Your tax bill also shows the district’s millage.

Michigan Treasury’s 2025 table lists homestead millage of 29.4423 mills in Coopersville, 27.5669 in Grandville and 25.8367 in Kenowa Hills. On a taxable value of $183,050, which is half the township’s $366,100 ACS median, that is about $5,389, $5,046 and $4,729 a year. The figures are arithmetic, not an assessor’s number, so run your own with the Michigan property tax calculator.

It depends on the parcel. The township board’s November 2024 minutes mention a federal grant for water and sewer along M-45 and lower customer rates that year, but many homes use private systems. If there is a well or septic system, Ottawa County requires the seller to have it evaluated before transfer, and the county explains the program. Ask the township supervisor about municipal service and read our guide on buying with septic.

The township assessor is Tyler Tacoma, with in-person hours on Thursdays at the township hall, and the treasurer is Valdyne Schwallier. The office number is 616-677-1248, and the assessor page and treasurer page link the online tax and assessing records. Ottawa County’s Equalization department makes sure assessments across the county average 50% of true cash value.

The year after a sale, taxable value uncaps and resets to the state equalized value, which is half of the assessor’s estimate of market value and not automatically half of what you paid. The township assessor says the buyer should file the property transfer affidavit within 45 days, because a late filing adds $5 a day up to $200 to the winter bill. See how Michigan taxable value works.

Often yes. Typical prices sit under the 2026 conforming limit of $832,750, and the FHA limit of $541,287 covers most purchases too. HUD sets FHA rules, the Department of Veterans Affairs sets VA rules and USDA Rural Development publishes its own maps. Use the USDA eligibility check for an address, and see USDA loan basics and our VA loan page.

Check the FEMA map for the exact address, because a lender requires flood insurance when a home is in a high-risk zone, and ask the Ottawa County Water Resources Commissioner whether a county drain assessment applies. Look up the address in the FEMA Flood Map Service Center and read buying in a flood zone before you write an offer.

Before you write an offer

Things to settle on a Tallmadge Township house

Six checks that change a loan file more than the list price does, with the FEMA Flood Map Service Center, the non-warrantable condo page, the transfer tax calculator and the Consumer Financial Protection Bureau as references. The Loan Estimate check, all calculators, the budget review and Samantha come next.

Is the home on a well and septic system?

The seller orders the county's transfer evaluation, and the buyer receives the report at closing. Permits and the evaluation are handled by Ottawa County Public Health. Ask early which repairs a report might require.

Is the home in a mapped flood zone?

Check the address in the FEMA Flood Map Service Center. In a high-risk zone the lender requires flood insurance, and the premium belongs in the payment you plan around.

Is there an association, PUD or condo document?

The township's 2026 agenda lists Tallmadge Townhouses and Tallmadge Pointe among PUD items. Ask for the master deed, bylaws and budget, because lenders review them.

Is a special assessment pending?

The township posted a hearing notice on a special assessment for public street improvements on Leverett with its September 8, 2026 packet. Ask the treasurer whether any assessment attaches to the parcel, and whether it is paid or billed yearly.

Will the taxable value change after you buy?

Yes. It uncaps the year after the sale. File the transfer affidavit within 45 days and plan around the buyer's number.

Who pays what at closing?

The Consumer Financial Protection Bureau explains the Loan Estimate, and the Loan Estimate check gives feedback on one you upload. Then run your own numbers with the calculators and the budget review.

Communities near Tallmadge Township

Ottawa County overview

Guides for Tallmadge Township buyers

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Sources

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

21 sources behind the Tallmadge 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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