Brandon Township, Michigan
Brandon Township sits in northern Oakland County with the Village of Ortonville at its heart. The landscape is classic “up north” Michigan without the long drive, with rolling hills, quiet lakes, and wooded lots that give even interior streets a natural feel. Daily life is unhurried and outdoorsy, yet grocery runs, schools, and regional job centers remain within easy reach.
The township is about 30 miles north of Detroit and roughly 20 miles southeast of Flint, which puts residents in a sweet spot for commuting flexibility. Many lake communities and site-condo neighborhoods dot the map, while the village core offers small-town services, local restaurants, and community events.
Buyers pick Brandon for space, privacy, and value. Whether you want a ranch on an acre near town, a site-condo home in a newer enclave, or a classic lake place on Bald Eagle or Perry Lake, the mix here has range without losing that rural-suburban balance.
Search Homes for Sale in Brandon Township, MI
Real Estate Statistics
| Average Price | $495K |
|---|---|
| Lowest Price | $70K |
| Highest Price | $1000K |
| Total Listings | 27 |
| Avg. Price/SQFT | $174 |
Property Types (active listings)
Brandon Township Community Guide
Real Estate Market
lifestyle
neighborhoods & COMMUNITIES
SCHOOLS
RESTAURANTS, SHOPPING & NIGHTLIFEPARKS
faqs
Brandon Township Real Estate Market Overview
Current Snapshot
As of October 2025, typical closing prices in Brandon Township land from the mid-$400s to low-$600s for most single-family homes, with updated lakefront and larger site-condo homes pushing higher when condition and setting align. Days on market commonly range about 10 to 35 days depending on price point and finish level. For mainstream segments, price per square foot often runs about $200 to $240, with larger acreage or lake settings trading on features rather than a strict PPSF comparison. Inventory remains lean at roughly two to three months of supply, and small monthly sample sizes can move medians. Verify your segment by style, size, and location.
Competitiveness and Buyer Dynamics
Clean, well-photographed listings with turnkey kitchens, egressed lower levels, and attached garages tend to draw early tours and decisive offers. Lake homes command attention if docks, seawalls, and shore structures are in good shape with clear permits. Site-condo homes with modern mechanicals and lighter exterior responsibilities often see strong interest from move-up buyers and right-sizers.
How Brandon Township Compares Locally
Against Birmingham and Bloomfield Hills, Brandon typically offers more land and privacy per dollar and lower overall carry, with the trade-off of fewer walkable commercial blocks. Compared with Oxford, Lake Orion, and Clarkston, prices are similar at like size and finish, but Brandon skews more rural and lake-oriented. Walkability is neighborhood-specific around the village; elsewhere, lifestyle centers on parks, water, and trails.
Property Taxes and Utilities
Michigan uses taxable value that uncaps after transfer. Example: on a purchase around $500,000, the state equalized value is roughly $250,000, and the taxable value resets near that figure the following year. Your annual bill is (taxable value ÷ 1,000) × local millage. Millage varies by school routing and jurisdiction, so confirm for the exact address. Many homes in Brandon Township are on private well and septic; verify system age, flow, and any recorded inspections. High-speed internet is widely available with fiber in parts of the township. Always check availability by address.
Homes for Sale in Brandon Township, MI
Single-Family Homes
The core inventory is 1,400 to 2,400 square foot ranches and colonials, plus 2,500 to 4,000+ square foot homes in newer enclaves or on acreage. Basements are common, with many finished for flex space. Popular upgrades include open kitchens, new roofs and mechanicals, egressed lower levels, and outdoor living that frames trees or water. Lake streets and site-condo pockets anchor the upper ranges.
Condos and Townhomes
Attached options are limited but meaningful, and most are site-condo neighborhoods with single-family homes legally structured as condominiums:
- Bridlewood Condo OCCPN 1772 — Site-condo of newer single-family homes on larger lots, often 2,400 to 3,000+ sq ft with basements and attached garages. Ask about private road maintenance, snow, and storm assets covered by dues.
- Long Lake Village Condo OCCPN 1752 — Site-condo streets with sidewalks and consistent architecture. Many homes run ~2,000 to 2,800 sq ft. Dues often cover snow on private roads and common elements.
- Seymour Lake Estates OCCPN 884 — Site-condo setting near the Seymour Lake corridor. Footprints frequently ~2,100 to 2,400+ sq ft with modern layouts. Verify HOA scope, reserves, and any active projects.
HOA diligence checklist: before you write an offer, request the master deed and bylaws, recent budget and reserves, insurance certificate, meeting minutes, and an account status letter. Confirm rental and pet policies, private-road standards, storm-water obligations, and responsibility for decks, windows, and roofs. Ask about pending assessments or capital plans.
New Construction and Infill
The township is largely built out, so most “new” opportunities are single-lot infill or the final phases of site-condo plats. Expect review standards that address tree preservation, drainage, and block character. Well-executed builds priced with the comps move quickly, especially near lakes or village-close corridors.
Investor Snapshot
Long-term rentals are supported by proximity to regional job centers, hospitals, and schools. Two-bed apartments and small condos in the village area commonly ask about $1,300 to $1,800+, while updated single-family homes and larger site-condo residences often list from the low-$2,000s to $3,000s+ depending on size, finish, and location. For condos and site-condos, confirm any caps, minimum lease terms, and application requirements.
Neighborhoods and Micro-Locations
Ortonville Village Blocks
Style: ranches and colonials with basements near services.
Typical price band: $300s to $500s+ depending on updates.
Size band: 1,200 to 2,200 sq ft.
Lifestyle fit: walk to coffee, library, and village events.
Scouting tip: visit at school dismissal and Saturday mornings to gauge traffic and parking.
Bald Eagle Lake
Style: lake cottages to larger rebuilds on an all-sports lake.
Typical price band: wide, from $400s to $800s+ by frontage and condition.
Size band: 1,200 to 3,000+ sq ft.
Lifestyle fit: boating, fishing, community lake life.
Scouting tip: verify shoreline structures, winter ice practices, and association rules.
Perry Lake Heights
Style: hills and water influence siting; ranch and two-story homes.
Typical price band: upper-$300s to $600s+.
Size band: ~1,400 to 2,800 sq ft.
Lifestyle fit: wooded views with quick village access.
Scouting tip: review grading, sump performance, and tree management.
Long Lake Village (site-condo)
Style: newer single-family homes with cohesive streetscape.
Typical price band: $400s to $600s+.
Size band: ~2,000 to 2,800+ sq ft.
Lifestyle fit: move-up buyers who want sidewalks and consistent curb appeal.
Scouting tip: compare HOA scope across phases and check road plans.
Seymour Lake Estates (site-condo)
Style: contemporary colonials on private streets.
Typical price band: mid-$400s to $600s+.
Size band: ~2,100 to 2,500+ sq ft.
Lifestyle fit: commuters who want neighborhood feel close to M-15.
Scouting tip: ask about snow, storm-water assets, and reserve funding.
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Living in Brandon Township, MI – City Lifestyle & Amenities
Parks, lakes, and village charm. Brandon Township revolves around everyday outdoor living. The township’s Community Park handles leagues, sledding, and casual play, while nearby Ortonville Recreation Area adds thousands of acres of trails, lakes, beaches, and horseback riding. Ortonville’s historic core supplies coffee, casual dining, and local shops for easy weeknights and quick errands.
Proximity to conveniences. Most errands run along M-15 and the village grid, with bigger shopping a short hop in Oxford, Lake Orion, or Clarkston. Hospitals are within a reasonable drive, including Corewell Health Beaumont in Royal Oak, McLaren Oakland in Pontiac, and Henry Ford West Bloomfield.
Services and infrastructure. Many homes use private wells and septic. Some neighborhoods are set up as site condominiums with shared road or storm assets and modest dues. High-speed internet is broadly available with fiber in select areas. Always verify service lines, HOA scope, and provider availability by address.
Neighborhoods and Communities in Brandon Township
Village of Ortonville Core
Walkable blocks around Mill and South Street with small-town rhythm, quick access to the library and local events. Classic ranches and colonials with basements and tidy yards. Verify street-by-street parking rules and snow routes.
Bald Eagle Lake Area
Private, all-sports lake living plus inland streets nearby. Mix of cottages and larger rebuilds. Check shoreline improvements, dock rights, and association rules, along with well and septic age.
Perry Lake Heights
Homes that hug the hills and water near Perry Lake. Expect ranch and two-story footprints with wooded lots. Review drainage and tree health, then confirm any private road or shared drive agreements.
Long Lake Village (site-condo)
Site-condo streets with newer-build colonials and ranches. Sidewalks and neighborhood continuity appeal to move-up buyers. Ask for current HOA budget, reserves, and road policy.
Seymour Lake Corridor
Subdivisions and site-condos near Seymour Lake Road with quick access to M-15. Good fit for commuters who still want a yard. Confirm school routing and drive times at peak hours.
Brandon Township Featured Neighborhoods
Schools and Education in Brandon Township
Brandon Township is primarily served by the Brandon School District (BPS), with attendance determined address-by-address. Edges of the township may route to neighboring districts based on exact location. Always verify by address with the district before relying on a listing.
Brandon School District (BPS)
Typical township pathways include elementary in the Ortonville area, Brandon Middle School, and Brandon High School. Families appreciate the district’s balance of AP offerings, CTE and electives, and strong school-community ties. The district publishes contact points for enrollment and boundary support, and transportation plans update seasonally.
Nearby districts at township edges
Some addresses near the Oxford or Clarkston borders may route into those districts. Routing is strictly address-specific and may change with boundary updates, so confirm with the relevant enrollment office.
Private and parochial options
Families often look at independent and parochial choices in nearby communities, including programs in Oxford, Clarkston, and Bloomfield. Many households tour both public and private tracks before deciding.
Library and student resources
The Brandon Township Public Library and the Baldwin Public Library in nearby Birmingham offer cards, study rooms, research databases, test prep resources, and youth programming. Library networks also enable interlibrary loans across Oakland County.
Higher education
Oakland Community College, Oakland University, and Wayne State University are within reasonable driving distance, which helps with dual enrollment, certificates, and continuing education
Bottom line: Brandon Township provides a complete K-12 pathway with credible alternatives nearby. Confirm school assignment by address, then leverage local library systems and university proximity to tailor a student plan.
Local Amenities, Dining, and Things to Do in Brandon Township
Brandon Township Restaurants & Dining
• O’Malley’s Galley — Longtime local kitchen on M-15 for burgers, BBQ, seafood, and family dinners. Reliable catering and takeout keep weeknights easy.
• Escamilla Amigos — Village-center Mexican and American favorites, from fajitas to homemade tamales, with hours that work before games and after events.
• Casual picks — You will find pizza, subs, and coffee around the village grid, with expanded choices just down the road in Oxford, Lake Orion, and Clarkston for nights that need a bigger lineup.
Brandon Township Shopping & Groceries
Brandon is light on big-box retail by design. Everyday errands run along M-15 and the village streets. For full grocery runs, residents commonly use the Meijer on N. Lapeer Road in Oxford and Kroger in the Lake Orion corridor, then stack specialty stops in downtown Birmingham or Clarkston as needed. The Ortonville DDA maintains directories and seasonal programs that nudge dollars toward local shops
Brandon Township Parks & Attractions
• Brandon Township Community Park — Sled hill, league fields, playgrounds, courts, pavilions, and trail segments for daily fitness. Community events rotate here through the year.
• Ortonville Recreation Area — Thousands of acres known as the Hadley Hills for rugged hiking, equestrian trails, mountain biking loops, beaches, and a day-use area on Big Fish Lake.
• Lakes and natural corridors — Bald Eagle Lake, Perry Lake, Seymour Lake, and many smaller waters shape neighborhood views and weekend plans. Kearsley Creek and local greenbelts make for quick walks near the village.
Brandon Township Nightlife
Most nights are low-key: a patio, a tap, or a bonfire at home. When you want more, downtown Birmingham, Clarkston, and Royal Oak are quick drives for wine bars, music, and late kitchens. The short rideshare home is part of the appeal.
Location and Commuting
Primary routes include M-15 (Ortonville Road), Seymour Lake Road, Oakwood Road, Sashabaw, Baldwin, and Dixie via connectors. Typical drive times in normal conditions: Auburn Hills 25 to 35 minutes, Troy 35 to 45 minutes, Downtown Detroit 45 to 60 minutes, Flint 25 to 35 minutes. Weather and construction can shift those windows; pair tours with live traffic.
Buyer Guidance
- Bring full underwriting, not just a pre-qual, to compete cleanly.
- Compare across asset types; a site-condo with newer systems may beat a dated lake house at the same price.
- Read HOA or site-condo documents early for private-road, storm, rental, and pet rules.
- Inspect for local conditions: well output, septic age, grading, sump performance, shoreline structures, and tree health.
- For unique homes or recent upgrades, package an appraisal binder with permits, specs, and comparable sales.
Seller Guidance
- Price to today’s absorption and comps, not last spring’s headlines.
- Use professional media, measured floor plans, and clear room dimensions to widen the buyer pool.
- Time launches around school calendars and weather windows when practical.
- Plan for privacy and access if you work from home or have pets.
- Fix predictable objections in advance: roof and gutter tune-ups, fogged glass, exterior wood rot, minor masonry, and basic landscaping.
Frequently Asked Questions about Brandon Township, MI
Q: What is the average home price in Brandon Township right now?
Most closings land from the mid-$400s to low-$600s as of October 2025, with updated lakefront and newer site-condo homes trading higher. Verify by style, size, and location for a precise read.
Q: Are condos and townhomes available in the township?
Yes, mainly as site-condo neighborhoods such as Bridlewood, Long Lake Village, and Seymour Lake Estates. Review HOA scope, fees, and any rental caps before you buy.
Q: How long do homes take to sell?
Well-priced homes often accept an offer within 10 to 35 days, faster at entry points or for move-in-ready listings.
Q: Which school district serves Brandon Township?
Brandon Township is primarily in the Brandon School District. Edges near Oxford or Clarkston can route differently, so always verify by address.
Q: Are there private school options nearby?
Yes. Families commonly look at options in Oxford, Clarkston, and Bloomfield, along with parochial K-8 choices within a short drive.
Q: How are property taxes calculated in Brandon Township?
Michigan uses taxable value that uncaps after transfer, and the annual bill is (taxable value ÷ 1,000) × local millage. See Taxes, Utilities, and Carry Costs in the Market Overview for a worked example.
Q: What are typical condo or site-condo HOA fees?
Ranges vary by size and coverage. Many site-condo neighborhoods run about $40 to a few hundred dollars per month depending on private roads and common assets. Confirm the current figure and reserve status.
Q: What are typical rents for investors?
Two-bed apartments or small condos often ask ~$1,300 to $1,800+, and updated single-family or larger site-condo homes often list from the low-$2,000s to $3,000s+. Verify current comps by product type.
Q: How does Brandon Township compare to nearby cities on value??
It typically offers more land and privacy per dollar than Birmingham or Bloomfield while remaining competitive with Oxford, Lake Orion, and Clarkston at like size and finish.
Q: Is new construction common?
Mostly single-lot infill and final phases of site-condo plats. Good builds priced to the comps move quickly.
Q: Is water and sewer township-provided, and can I get fiber internet?
Many homes use private well and septic. High-speed internet is common, and fiber is available in parts of the township. Verify both by address.
Q: Which hospitals are closest?
Corewell Health Beaumont in Royal Oak, McLaren Oakland in Pontiac, and Henry Ford West Bloomfield are within a reasonable drive depending on your street and traffic.
Are you interested in buying or selling a home in Brandon Township, MI? Contact us here or call 248-494-4698 to speak to one of our Brandon Township realtors today!
Back to: Brandon Township Real Estate Listings
Michael Perna serves as the trusted real estate guide for luxury home selling in Brandon Township, Michigan, delivering proven results and maximum value for discerning homeowners. Contact today for comprehensive market analysis and selling strategy consultation.
Sources & References
City and Government
Brandon Township — Official Site: https: https://brandontownship.us/
Brandon Township — Parks and Recreation: https://brandontownship.us/parks-and-recreation/
Brandon Township — Community Park info and updates: https://brandontownship.us/category/parks-and-rec/
Village of Ortonville — Official Site and DDA: https://www.ortonvillevillage.com/
Schools and Higher Education
Brandon School District — District Home and contacts: https://brandonschooldistrict.org/
Michigan DTMB — Individual School Districts Maps: https://www.michigan.gov/dtmb/services/maps/static/education/individual-school-districts-34x45
Oakland Schools — District directory: https://www.oakland.k12.mi.us/school-districts
Parks, Trails, and Recreation
Ortonville Recreation Area — Michigan DNR park page and map: https://www.michigan.gov/recsearch/parks/ortonville
Oakland County blog — Brandon Township Community Park highlight: https://oaklandcountyblog.com/2022/06/03/brandon-townships-crown-jewel/
Lakes and Natural Features
Brandon Township Zoning Map with lakes: https://brandontownship.us/wp-content/uploads/2020/10/Zoning_Map_2-19-15.pdf
Bald Eagle Lake POA: https://belpoa.com/
Perry Lake reference map: https://mapcarta.com/22356498
Dining and Local Amenities
O’Malley’s Galley — Official site: https://omalleysgalley.com/
Escamilla Amigos — Official site: https://www.escamillaamigos.com/
Ortonville DDA business directory: https://www.downtownortonville.org/directory/
Groceries and Nearby Retail
Meijer Oxford — Store page: https://www.meijer.com/shopping/store-locator/197.html
Kroger Lake Orion — Store info: https://www.kroger.com/stores/grocery/mi/lake-orion/lake-orion/018/00637
Market Data
Redfin — 48462 Housing Market: https://www.redfin.com/zipcode/48462/housing-market
Realtor.com — Brandon, MI Market Overview: https://www.realtor.com/realestateandhomes-search/Brandon_MI/overview
Zillow — Brandon, MI ZHVI: https://www.zillow.com/home-values/3787/brandon-mi/
Connectivity
AT&T — Internet availability tool: https://www.att.com/internet/availability/
HighSpeedInternet.com — Ortonville provider overview: https://www.highspeedinternet.com/mi/ortonville
Water, Wells, and Utilities
Brandon Township — Building Info on wells: https://brandontownship.us/2020/10/15/building-info/
USGS — Water quality notes for Brandon area: https://mi.water.usgs.gov/pdf/fs13698v7a.pdf
Michigan EGLE — Private Well Testing: https://www.michigan.gov/egle/about/organization/drinking-water-and-environmental-health/water-well-construction/private-well-testing
Notes: Figures above reflect the best available data as of October 2025. Month-to-month metrics can shift with small samples. Always verify school assignment, utility service, HOA rules, floodplain status, and millage for a specific address.
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