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Washtenaw County, Michigan

Mortgage Broker in Ypsilanti Township, MI

An Ypsilanti address can belong to the township, the city or Superior Township, and three school districts set different tax rates inside the township itself. Samantha shops your loan across multiple wholesale lenders and sets the budget from the rate on the exact parcel.

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Buying a home in Ypsilanti Township

Ypsilanti Township, a charter township in Washtenaw County, is home to about 55,066 residents in the Census Bureau's 2020 to 2024 American Community Survey (55,670 in the 2020 census) across about 30 square miles of land. Ypsilanti Township is a separate unit of government from the City of Ypsilanti: the two share ZIP codes, but each has its own assessor and tax rates, so an Ypsilanti mailing address alone does not say which one taxes the home. Downtown Ann Arbor is about 9 miles northwest in a straight line, and downtown Detroit is about 29 miles east in a straight line.

By the numbers

Ypsilanti Township housing and mortgage snapshot

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

$234,000

Typical home value, from the market research on this page

+58%

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

2

Residential ZIP codes: 48197, 48198

What financing looks like in Ypsilanti Township

Redfin's sold records for addresses inside the township show 510 sales from late October 2025 to late October 2026, at a median of $269,500: about $284,750 for detached houses and $200,000 for condos and townhomes. The school district line splits the market. Sales on the Lincoln Consolidated side, mostly the newer subdivisions south of Ford Lake, ran at a median of about $354,750, against about $229,900 in Ypsilanti Community Schools and $225,000 in Van Buren Public Schools. Only six of the 510 sold above the 2026 FHA limit of $541,287 and one above the conforming limit of $832,750, so conventional, FHA and VA all fit most homes here. The Census median of $233,900 comes from owners' own estimates in surveys from 2020 through 2024, which is why it trails these sales.

Much of the housing is older. The Census dates about 14,170 of the township's 24,485 homes to before 1980, and the typical house in the neighborhoods east of the City of Ypsilanti went up in the late 1950s. A house that needs a furnace, a roof or windows can be bought with the repair money in the loan through an FHA 203(k) loan instead of paying for it out of savings after closing. Condo buyers should know that 70 of the 71 condo sales in Redfin's records carried a monthly association fee with a median near $335, and that fee counts against your income the same way a car loan does. Fannie Mae skips its project review only for detached units, so an attached condo usually needs the association to pass the lender's review first.

Two smaller groups need a plan of their own. The Census counts about 960 manufactured homes in the township, roughly 620 of them in the tract south of Ford Lake that holds the Swan Creek community, and a home on leased land in a community finances differently from a house on its own lot, as our manufactured home loans page explains. First-time buyers within MSHDA's income limits can pair a MI Home Loan with the MI 10K, $10,000 of help repaid when the home is sold or refinanced, the first mortgage is paid off, or you stop living there. All but about 1 in 100 township sales in Redfin's records came in at or under the MI Home Loan's $566,355 price cap.

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In 2025 an Ypsilanti Community Schools homestead paid 47.49 mills in the township and 63.29 inside the City of Ypsilanti, about $1,580 a year apart on $100,000 of taxable value, yet both can carry an Ypsilanti 48197 address.

The market

The Ypsilanti Township housing market

The Census Bureau's American Community Survey puts the median owner-occupied home value in Ypsilanti Township near $233,900, across about 13,654 owner-occupied homes, with a median year built of 1976. The typical home value in Ypsilanti Township is near $234,000. Homeowners pay a median of about $3,678 a year in property taxes, an effective rate of about 1.57% of the median value.

Mailing addresses

Ypsilanti Township by ZIP code

Both ZIP codes reach well past the township, so an Ypsilanti address alone never settles who taxes a home. Home counts are from the 2020 Census, land shares from Census ZIP areas, township sale medians from Redfin's sold records for late October 2025 to late October 2026, and ZIP-wide medians are Redfin's three-month figures through September 2026.

48197: the west and the south

About two thirds of the township's land and 54% of its homes, from Packard Road and the Civic Center to the Whittaker Road subdivisions and Stony Creek Road. The township holds about 46% of the ZIP's homes, with the City of Ypsilanti and Pittsfield Township a quarter each. Redfin counted 268 township sales here at a median of about $348,250, against about $359,900 across the whole ZIP.

48198: the east side

About 31% of the township's land but 46% of its homes, from Gault Village and Eastlawn to West Willow, Rawsonville and the airport. The township holds about 63% of the ZIP's homes and Superior Township, to the north, most of its land. Township sales ran at a median of $220,000 across 242 sales, while Redfin's ZIP-wide median was about $249,900, up about 6% on a year earlier.

48111 and 48191: the Belleville edge

Near Bemis and Rawsonville roads in the southeast corner, Census ZIP areas put a little over 2% of the township's land in Belleville's 48111 and a sliver in 48191, with only about 40 homes in the 2020 count. The city file keeps 48197 and 48198, and a listing here may still show a Belleville or Ypsilanti address.

Where to look

Ypsilanti Township neighborhoods

Packard Road and Washtenaw Golf Club

West of the City of Ypsilanti between Washtenaw Avenue and Ellsworth Road, along Packard Road, Golfside and Hewitt, with Washtenaw Golf Club on Packard, Ypsilanti Community High School and the Clubview, Burns, Watertower and Fairway Hills parks. The Westlawn streets sit here too. About 1,090 of its 1,507 homes are detached and owners outnumber renters close to three to one. Census owner values near $277,900, typical home from 1973, with the oldest block group, from 1953, near the city line. Redfin counted 36 detached sales at a median of $322,500. All of it is Ypsilanti Community Schools.

Gault Village and Erickson Elementary

A grid of streets between Grove Road and South Harris Road around Erickson Elementary on Levona Street and Nancy Park. All 976 homes the Census counts here are detached houses and 912 of them are owner-occupied. Typical home from 1957, owner values near $196,600. Redfin's 33 sales ran at a median of $265,000. The Census geocoder puts 1427 Levona St in the township and in Ypsilanti Community Schools.

East Cross Street, East Forest and Spencer Lane

North of the Michigan Avenue business route between the city line and Ford Boulevard, around Ypsilanti Community Middle School on Spencer Lane, with apartment communities such as George Place, Campbell, Woodcreek and Oakridge. Renters hold close to two homes in three, and about 667 of the 1,623 homes are in buildings of five units or more. Owner values near $160,600, typical home from 1962. Redfin's 28 sales here were all detached houses, at a median of $208,000.

Eastlawn, Harris Park and Ecorse Road

Between Michigan Avenue and Ecorse Road from Ford Boulevard east past Harris Road, with Harris Park, the Ranches of Rosebrook and the township fire department's station at 222 S Ford Blvd. About 1,160 of the 1,474 homes are detached and owners hold about 824 against 478 rented. Owner values near $160,200, typical home from 1959. Redfin recorded 38 sales at a median of $209,000.

Holmes Road, Clark Road and Green Oaks

The northeast, where Holmes Road and East Clark Road run past Holmes Elementary, Community Center Park, Appleridge Park and the township's own Green Oaks Golf Course, with subdivisions such as Washtenaw Orchards, Washtenaw Ridge and Washtenaw Concourse, the Rue Deauville streets and the Huron Meadows and Terrace Park condos. One block group is almost all manufactured homes, about 172 in the Elmcrest community. Owner values near $167,700, typical home from 1966. Redfin's 49 sales ran at a median of about $217,200.

West Willow

The neighborhood the township and its maps call West Willow, south of US-12 and north of I-94 around Wiard Road, Tyler Road and West Willow Park. The Census counts 1,162 homes and every one is a detached house, typical build year 1958, with owner values near $149,600. Redfin's 35 sales ran at a median of about $190,400. Ypsilanti Community Schools and Van Buren Public Schools each cover about half the land, so check the parcel.

Rawsonville, Sugarbrook and Lakeview

East of Ford Lake from Grove Road to Rawsonville Road, where I-94 crosses, around Rawsonville Elementary, Sugarbrook Park and Lakeview Park, with Wingate Park homes and the Village Grove and Arbor Circle apartments. About 932 of 1,568 homes are detached and 191 are attached townhomes. Owner values near $167,800, typical home from 1967. Van Buren Public Schools covers most of the land. Redfin's 47 sales ran at a median of $225,000, about $195,000 for its 14 condos.

Ford Lake's west shore and the Civic Center

Huron River Drive and Whittaker Road along the west side of Ford Lake, home to the Tilden R Stumbo Civic Center at 7200 S Huron River Dr, the Whittaker Road branch of the Ypsilanti District Library, North Bay Park, Ford Heritage Park and Ford Lake Park, with Ford Lake Heights, Oakland Estates, Spruce Falls and the Schooner Cove apartments. About 1,344 of 2,312 homes are detached. Owner values near $256,600, typical home from 1977. Mostly Lincoln Consolidated. Redfin's 41 sales ran at a median of $280,000.

Textile, Bunton and Rawsonville roads

South of Ford Lake and the Huron River, from Bunton Road east to Rawsonville Road, with the Majestic Lakes phases such as Lakewood Estates, plus Tremont Park, Greenfields, Raymond Meadows, Georgetown, Crystal Pond and Creekside Village East, the North and South Hydro parks and Ford's Rawsonville plant at 10300 Textile Rd. About 619 of its 2,008 homes are manufactured homes, which pulls the Census owner median down to about $275,200, typical build year 2003. Redfin's 43 sales ran at a median of $350,000.

Partridge Creek and The Preserve

Whittaker and Merritt roads between Textile Road and the tract to the south, with Partridge Creek, The Preserve, Parkside Preserve, Whispering Meadows, Creekside Village West and The Pines. About 1,557 of its 1,620 homes are detached and 1,506 are owner-occupied. Owner values near $308,300, typical home from 2000. All Lincoln Consolidated. Redfin's 35 sales ran at a median of $410,000, the highest of any township tract. By the township's list, the township keeps the sidewalks in the first three Partridge Creek phases, while the associations keep them in Whispering Meadows and Creekside Village West.

Whittaker Village, Greene Farms and Amberly Grove

The south end along Whittaker, Martz and Bemis roads, with Whittaker Village, Millpointe West, Greene Farms, Amberly Grove and Creekside Village South. Nearly every one of its 1,907 homes is a detached house, with 1,762 owner-occupied, typical home from 2001 and Census owner values near $317,900. Redfin recorded 63 sales here, more than any other tract, at a median of $360,000. The associations, not the township, keep the sidewalks in Whittaker Village, Greene Farms, Amberly Grove and Creekside Village South.

Stony Creek Road and Rolling Hills

The rural west and southwest, about a quarter of the township's land but only about 778 homes in the 2020 count, along Stony Creek, Hitchingham and Merritt roads, with Rolling Hills County Park and its water park, Hewen's Creek Park, Pine View Golf Course and the homes beside it, and the business park on James L Hart Parkway. Owner values near $366,800, the highest owner median in the township, typical home from 1990. About two thirds of the land is Ypsilanti Community Schools and a third Lincoln. Redfin's 23 sales ran at a median of $400,000.

Schools and commute

Schools

Three districts split the township, and the split by land is not the split by homes. By Census school district boundaries Ypsilanti Community Schools covers about 48% of the land and, by the 2020 Census block count, about 56% of the homes, from Packard Road and the neighborhoods east of the city to the rural west along Stony Creek Road. Lincoln Consolidated Schools covers about 39% of the land and 32% of the homes, mostly south of Ford Lake along Whittaker Road and around the Civic Center. Van Buren Public Schools takes the east side around Rawsonville, half of West Willow and the township's share of Willow Run Airport, about 13% of the land and 11% of the homes. Treasury's 2025 homestead totals inside the township were 45.15 mills with Van Buren, 47.49 with Ypsilanti Community Schools, 49.96 with Lincoln and 50.14 in the part of Ypsilanti Community Schools that still pays the old Willow Run district's debt, so the district can move a bill by close to five mills, about $500 a year on $100,000 of taxable value. The ZIP code does not tell you: the Census geocoder puts 5577 Whittaker Rd, Ypsilanti 48197 in Lincoln and 2095 Packard Rd, Ypsilanti 48197 in Ypsilanti Community Schools.

Commute

I-94 crosses the east side of the township with three exits of its own: 185 for US-12 east on Michigan Avenue, 186 for Willow Run Airport and 187 for Rawsonville Road. Michigan Avenue (US-12) runs through the middle of the township, and M-17 follows Washtenaw Avenue in the north and Ecorse Road in the east. By OSRM routing from the Civic Center at 7200 S Huron River Dr, outside rush hour, Eastern Michigan University is about 3 miles and 7 minutes away, Trinity Health's hospital on McAuley Drive about 11 minutes, Belleville about 13, the University of Michigan Hospital about 11 miles and 17 minutes, downtown Ann Arbor about 18, Detroit Metro Airport about 18 miles and 22 minutes and downtown Detroit about 36 miles and 44 minutes. Ann Arbor SPARK's September 2026 employer list puts the University of Michigan first in Washtenaw County, with about 37,400 workers, and Trinity Health Michigan second at about 5,500, and it lists Ford's Rawsonville Components Plant, on Textile Road inside the township, at 600 to 699 workers. Willow Run Airport, run by the Wayne County Airport Authority, sits partly in the township. The Census puts the average commute near 25 minutes, with about one worker in seven working from home.

On the checklist

Ypsilanti Township questions to settle before closing

Settle these while the purchase agreement can still change.

  • The unit and the district on the tax bill. The township's Assessment Department answers questions from prospective buyers about taxable values and tax estimates, at 734-544-4000, extension 3. File the principal residence exemption by June 1 to cover both bills that year, or by November 1 for the winter bill.
  • The water account. Call the Ypsilanti Community Utilities Authority to open service, and ask the seller for a recent bill and a final reading on the closing date.
  • The flood map. FEMA's Flood Map Service Center shows the zone for any address. In a high-risk zone the lender requires flood insurance, so price the policy before you commit.
  • A subdivision association. Check the township's sidewalk responsibility list to see whether the association or the township keeps up the walks, and get the association's budget and insurance certificate.
  • A vacant house or a future rental. Both register under the township's rental and vacant building rules, and a rental needs its certificate of compliance before a tenant moves in.
  • A well or septic system. Washtenaw County's Time of Sale program requires both to be inspected before the home is sold.
  • The trash cart. Weekly curbside pickup is a township contract with Waste Management, the 96-gallon cart stays with the house when you move, and the township's code has carts stored at the side or rear of the home.

Tract values on this page are Census estimates from the five-year survey ending in 2024, and small areas carry wide error bands, so for a home you are serious about we study the sales around it.

Michigan property taxes

Ypsilanti 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 Ypsilanti Township, our 2026 Uncapping Study found taxable value typically rises about 58% the year after a sale. On a $225,000 home, near the typical Ypsilanti Township value, the first-year tax goes up roughly $1,960 to $2,060, depending on the school district. The largest share of homes here is in Ypsilanti schools (about $1,960); Lincoln Consolidated schools homes run about $2,060. Your address decides which applies. We build your payment on that post-sale number.

Looking at an Ypsilanti 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

I'd much rather somebody ask me, "Why are your taxes higher than what I'm seeing online?" than have them build a housing budget around the wrong assumption.

2025 homestead millage

What sets an Ypsilanti Township tax bill

Homestead totals from Michigan Treasury's 2025 tables, inside the township and across its lines. A mill is one dollar of tax for each $1,000 of taxable value, and the Study figures are the typical taxable value jump the year after a sale.

Ypsilanti Community Schools: 47.49

About 56% of township homes. Roughly $4,749 a year for each $100,000 of taxable value. The old Willow Run part of the district pays 50.14 because it still carries that district's debt.

Lincoln Consolidated: 49.96

About 32% of township homes, most of them the newer subdivisions south of Ford Lake. The highest of the three districts inside the township, about $481 more each year than Van Buren on $100,000 of taxable value.

Van Buren Public Schools: 45.15

About 11% of township homes, around Rawsonville and part of West Willow. The same district runs 36.64 across the line in Van Buren Township, where the Study jump at sale was about 45%.

City of Ypsilanti: 63.29

Same Ypsilanti Community Schools, same 48197 mail, about $1,580 more each year on $100,000 of taxable value than the township, and a larger jump at sale as well, about 66% in the city against about 58% here.

Superior Township and Belleville: 38.70 and 49.13

Superior Township, which shares 48198, runs 38.70 with Ypsilanti Community Schools and its Study jump was about 30%. The City of Belleville, past the southeast corner, runs 49.13.

The township's own share

The 2026 assessment data book lists 13.41 township mills, and the fire department's dedicated millage of 3.1068 is part of it. A rental or second home pays 63.15 to 68.14 mills in all, depending on the district.

Local resources

Check Ypsilanti Township records yourself

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

What our clients say

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Ypsilanti Township mortgage questions

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

What are homes in Ypsilanti Township selling for?

Redfin’s sold records for addresses inside the township show 510 sales from late October 2025 to late October 2026 at a median of $269,500, about $284,750 for detached houses and $200,000 for condos. The range inside the township is wide: township sales with 48197 addresses, which include the Whittaker Road subdivisions, ran near $348,250, while those with 48198 addresses on the east side ran near $220,000. The Census owner median of $233,900 comes from surveys spread over 2020 to 2024, so it lags recent sales.

Check the parcel. By the 2020 Census about 46% of the homes in ZIP 48197 are in the township, a quarter in the City of Ypsilanti and a quarter in Pittsfield Township, and about 63% of the homes in 48198 are in the township, with most of the rest in Superior Township. The Census geocoder puts 1 S Huron St, Ypsilanti 48197 in the city and 5301 McAuley Dr, Ypsilanti 48197 in Superior Township. It matters: with the same school district, the 2025 homestead rate inside the city ran about 15.8 mills above the township’s.

The one on the parcel record, which the ZIP code will not tell you. Ypsilanti Community Schools serves about 56% of the township’s homes, Lincoln Consolidated about 32% and Van Buren Public Schools about 11%. Treasury’s 2025 homestead totals were 45.15 mills with Van Buren, 47.49 with Ypsilanti Community Schools, 49.96 with Lincoln and 50.14 where the old Willow Run school district’s debt is still levied. Ypsilanti Community Schools formed when Willow Run and Ypsilanti merged in 2013, and that debt line stayed with the former Willow Run area.

Water and sewer come from the Ypsilanti Community Utilities Authority, which the city and township formed in 1974 and which buys its water from the Great Lakes Water Authority, drawn from the Detroit River. A new owner opens the account by phone at 734-484-4600 or in person at 2777 State Road, and the owner stays responsible for the bill even when a tenant gets a copy. Trash pickup is a township contract with Waste Management, weekly for single-family homes through fourplexes, and the 96-gallon cart stays with the house when you move. A home on a well or septic system needs Washtenaw County’s time-of-sale inspection before the sale.

Only if the building sits in FEMA’s high-risk zone, so check the address on FEMA’s flood map before you offer. Washtenaw County’s flood map panels date from April 2012. A home in that zone with a government-backed mortgage must carry flood insurance, so if the address is in one, price the policy before you commit.

Registration and an inspection. Every rented single-family home, duplex or manufactured home must be registered, inspected and certified before it is leased, with a $10 registration fee per unit and a $100 inspection every 24 months, plus a $100 penalty for skipping registration. The tax changes too. Without the principal residence exemption, the 2025 totals ran from 63.15 to 68.14 mills depending on the district, about $1,800 more each year for every $100,000 of taxable value than a homestead pays.

Ypsilanti Township treats a building left unoccupied for more than 30 days as vacant property, and its ordinance says that includes homes offered for sale. The owner registers it and pays for a yearly inspection, $100 under the current fee schedule, with a $100 penalty for not registering. If you are buying a vacant house, ask the seller whether it is registered and whether any violations are open, because they can slow a closing.

It depends on the subdivision. The township’s list puts sidewalk upkeep with the homeowners association in 21 subdivisions, most of them south of Ford Lake, including Amberly Grove, the Creekside villages, Crystal Pond, Greene Farms, Whispering Meadows, Whittaker Village and the Majestic Lakes phases, while Georgetown, Raymond Meadows, Streamwood and the first three Partridge Creek phases are the township’s. Read the association’s budget and dues before you commit, because those dues are part of what you can afford.

Communities near Ypsilanti Township

Washtenaw County overview

Guides for Ypsilanti 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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