The Pros and Cons of Moving to Berkley, Michigan

Considering a move to the Metro Detroit? Discover the unique lifestyle advantages and challenges of living in Berkley, Michigan, a community celebrated for its prime location and vibrant local spirit. This guide explores the pros and cons of moving to Berkley, Michigan, offering insights into the small yet bustling downtown area, the cost of real estate, and the sense of community that makes Berkley distinct. Whether you're drawn by the close-knit neighborhoods or considering other similar towns in the region, understanding what it's like to live in Berkley will help you make an informed decision about your next big move.

 Pro 1: Prime Location

Nestled along the celebrated Woodward Corridor within the vibrant Metro Detroit area, Berkley offers an exceptional geographical advantage. The city is uniquely positioned near five distinct downtown areas, each boasting its own character and charm. Just a short drive away, Ferndale delights with its eclectic ambiance and top dining spots like Tigerlilly, alongside well-loved establishments such as Pops for Italian and the Rust Belt Market. A mere seven-minute journey brings you to Royal Oak, a hub of energetic nightlife and trendy cafes including The Morrie and 7 Sundays Coffee.

To the west, Clawson presents a quirky shopping experience at Leon and Lulu, located in a former roller rink, where visitors can discover unique, whimsical items. Berkley’s own downtown area, with its unique offerings, deserves a mention all its own. Nearby Birmingham, accessible in just six minutes, is the go-to for luxury dining, with places like Talluah for oysters, and Market North End, constantly introducing new culinary delights.

Additionally, Berkley’s residents benefit from its proximity to major destinations; downtown Detroit is a mere 25-minute drive, the airport is 35 minutes away, and the charming downtown Rochester also 25 minutes. For shopping enthusiasts, Somerset Mall in Troy is a brief 10 to 15-minute trip. This strategic location not only simplifies commuting but also enriches daily life with a variety of entertainment and lifestyle options right at your doorstep.

 Con 1: Modest Downtown

Berkley’s downtown area, while charming, is relatively modest in size, encompassing just a few blocks along 12 Mile Road and up and down Coolidge. Home to nearly 200 businesses, the downtown sees a frequent turnover with new establishments regularly replacing old ones. However, for those seeking the lively, bustling atmosphere found in nearby cities like Royal Oak, Ferndale, or Birmingham, Berkley’s quieter downtown might seem a bit subdued. Presently, it functions more as a single-visit destination rather than a place where people spend an entire evening hopping from one venue to another.

Although it's easily walkable, Berkley’s downtown currently does not encourage the multi-stop, explorative experience that other local downtowns do. Nevertheless, there are promising signs of evolution. With new developments and an increasing number of businesses setting up shop, Berkley’s downtown is poised to transform into a more vibrant, engaging hub. This shift could soon make it a place where residents and visitors alike can enjoy multiple stores, restaurants, and bars in a single outing.

 Pro 2: Close-Knit Downtown Community

Despite its smaller scale, Berkley’s downtown district compensates with its vibrant community spirit and small-town ambiance, a rare find along the bustling Woodward corridor. This close-knit atmosphere is evident in the personal interactions that characterize the area. Local shop owners often know their customers by name, creating a welcoming and friendly environment that stands in contrast to the anonymity often found in larger metropolitan areas.

This personal touch not only enhances the shopping experience but also fosters a sense of belonging among residents and visitors. The familiarity between business owners and patrons in Berkley's downtown fosters a warm community vibe, making it a cherished destination for those who value connection and a neighborly feel in their everyday interactions.

 Con 2: Small Lot Sizes

One of the more challenging aspects of Berkley’s real estate landscape is the predominance of small lot sizes. Approximately 80% of the properties in the area measure between 0.1 to 0.2 acres. This compact sizing has become particularly noticeable as the city experiences a surge in property values, leading to an increase in the number of teardowns to make way for new constructions.

Recent sales illustrate this trend vividly. For example, a 2,300 square foot home on a 0.13-acre lot on Columbia sold for $720,000 in 2023, exemplifying the premium prices that even small plots can command in Berkley. Similarly, another property on Buckingham fetched $655,000 despite the cramped nature of its backyard. These homes are tightly packed, a stark contrast to the spacious and private lots available in more distant towns like Independence Township, Oakland Township, or South Lyon to the west.

This density may not suit everyone, especially those seeking more natural privacy and expansive outdoor space typically found in less urbanized settings.

 Pro 3: Small Lot Sizes

While the smaller lot sizes in Berkley might be seen as a limitation, they also contribute positively to the community's charm and cohesion. This compact layout fosters a neighborly atmosphere reminiscent of bygone days when community ties were strong. In Berkley, this close proximity means residents often know each other well, look out for one another, and share a sense of collective security and belonging.

The average home size in Berkley is approximately 1,488 square feet, which comfortably fits the smaller lots without overwhelming the space. For those who appreciate this old-time community vibe but might be looking for a bit more room, Berkley does offer options. Each year, about 15 to 20 homes on larger lots, ranging from a quarter to a third of an acre, become available. This provides a perfect balance for potential residents seeking both the warm, communal feel of Berkley and a bit more space to call their own.

 Con 3: High Cost Per Square Foot

Berkley's real estate market presents a significant challenge in terms of affordability, with a high cost per square foot that ranks among the steepest in the Metro Detroit area. Currently, homes in Berkley command approximately $247 per square foot. This figure is considerably higher than neighboring areas; for instance, Farmington Hills to the west averages $161 per square foot, Troy to the north is at $198 per square foot, and even Ferndale to the south, known for its vibrant lifestyle, is lower at $210 per square foot.

This pricing places Berkley at a premium compared to many nearby cities, excluding perhaps only the most affluent areas like Birmingham. The elevated price per square foot in Berkley means that buying a home here can be substantially more expensive, impacting affordability and accessibility for potential homeowners.

 Pro 4: High Quality in Construction

Despite the high cost per square foot in Berkley, this aspect also signals a positive trend in the housing market. The elevated prices allow builders to construct larger and more detailed homes, contributing to a renaissance in local real estate reminiscent of what has been seen in upscale Birmingham. This economic environment empowers builders to compete effectively by enhancing the charm and character of new constructions.

In Berkley, attention to architectural detail is paramount, with homes frequently featuring elegant wainscoting, luxurious quartz countertops, coffered ceilings, and sophisticated raised moldings. While the homes may not be as expansive as those in Troy, they distinguish themselves through high-quality craftsmanship and design. This focus on detail ensures that despite their smaller size, homes in Berkley stand out as unique and attractive investments rather than typical, nondescript structures.

 Con 4: Sewer and Drainage Issues

A significant downside for potential homeowners in Berkley is the prevalence of sewer-related problems and basement flooding in older homes. This issue affects a notable portion of the housing stock, with three major contributing factors. First, it is estimated that 29% of Berkley’s sewer lines are undersized, struggling to cope with the dual demands of household waste and adverse weather conditions.

Secondly, the picturesque, mature trees that add to Berkley's charm can also pose a hidden threat; their roots often invade and obstruct sewer lines, leading to backups and additional maintenance responsibilities for homeowners. Lastly, Berkley’s reliance on a gravity-fed sewer system can falter when overwhelmed by water, resulting in backups.

For those considering a purchase in Berkley, it’s advisable to invest an additional $150 to $250 to have the sewer line professionally inspected with a camera (often referred to as "scoping"). This can preempt costly surprises. Additionally, ensuring proper grading around the home — with the ground sloping away from the foundation — is crucial. This not only complies with good building practices but also mitigates the risk of moisture seepage and potential mold issues in basements, particularly those that are finished.

 Pro 5: Vibrant Community Spirit

Berkley's strong sense of community is a defining feature that enhances its appeal as a cozy and connected town. Spanning just 3 square miles and home to approximately 15,000 residents, Berkley offers a unique small-town vibe where neighbors quickly become familiar faces. This close-knit environment fosters a sense of belonging and familiarity, making it easy for residents to get to know each other on a first-name basis.

The community's engagement is further amplified through active social media groups, where residents organize a variety of social activities, including playdates for children and pets, as well as communal runs and bike rides. Berkley also shines with its enthusiastic celebration of local events. The city's calendar is packed with community highlights such as the Berkley Day's Celebration, the Berkley CruiseFest Parade — a notable event within the famous Woodward Cruise — and the Berkley Art Bash. These gatherings not only bring the community together but also showcase the vibrant spirit and active engagement of its residents.

 Pro 6: Low Crime and Excellent Schools

Berkley stands out as an exceptional place to live, particularly for those prioritizing safety and education. Recognized by Niche.com as the number one place to buy a home in Metro Detroit, Berkley excels in several key areas including home values, low crime rates, and the quality of its local schools. The accolades don't stop there; Niche awards Berkley schools with an 'A' grade, reflecting their overall excellence.

The schools' achievements are further supported by impressive ratings from various educational review platforms. U.S. News gives Berkley schools a high rating of 89.68, while School Digger ranks them in the top 10% in Michigan. Public School Review highlights that Berkley students' proficiency in math ranks in the top 20% statewide, with reading achievements even higher in the top 10%.

On the safety front, Berkley boasts a crime rate that is 83% below the national average, according to FBI statistics. This significantly lower crime rate underscores Berkley’s appeal as a secure and nurturing environment for families and residents. For those considering moving to the area, the city not only promises a secure community but also offers superb educational opportunities for children, making it an ideal choice for a balanced and fulfilling lifestyle.

Exploring Alternatives to Berkley: Top 5 Similar Communities

While Berkley has consistently won the hearts of its residents over the past 25 years, it's not the only community in Metro Detroit with a lot to offer. For those who might find Berkley's central location a bit too distant from work or family, there are other towns in the area that provide a similar charm and community spirit. Here are the top five picks for towns that share Berkley's appealing characteristics:

1. Milford

This town tops our list with its population of 17,000 and a delightful downtown area. Milford offers a picturesque setting combined with a strong sense of community, making it a prime choice for those looking for a Berkley-like environment.

2. South Lyon

Known as a burgeoning area, South Lyon is another excellent option. It combines modern conveniences with a cozy town feel, making it an attractive place for those seeking both new opportunities and a welcoming community.

3. Plymouth