Housing comparison - 48230 vs 48224

**liam foote** · October-04-15, 09:49 AM

Hi,
Looking for a family home [[2+BR) close to where my young sons attend school [[Lewis Maire in Grosse Pointe). Expensive area, and my budget is $225K, so also checking out East English Village in the area just across Mack Ave. More house for the money there, but wondering about taxes and other aspects of living in Detroit. Any advice or referrals appreciated. Thanks.
Liam

**ndavies** · October-04-15, 10:25 AM

There's a property tax estimator on line at
https://treas-secure.state.mi.us/pte...TEstimator.asp

Total property taxes = [[SEV)/1000 * Millage Rate.
SEV = Homes appraised value/2
Total property taxes = [[House Value/2)/1000 * Millage Rate.

Property Tax rates in Detroit are much higher. 65 mills in Detroit Vs 46 Mills in Grosse Pointe. Same priced house will cost you %30 more taxes in Detroit than the suburbs. I you live in Detroit, You'll have to pay the %2.5 city income tax, and a utility tax, which you won't in the suburbs.

Make sure you get a car insurance quote, It will be way higher in Detroit than the suburbs.

**ndavies** · October-04-15, 10:35 AM

So in Detroit a $225,000 homesteaded house would be taxed at $8685.00
In Grosse Pointe the Same priced home would be $6082.

Yes, you'll be able to get a bigger home in Detroit. The question becomes do you want to spend $2000 extra dollars a year on equity in the home, or on taxes? Do you want to fork out much more to the insurance companies for the same car?

**p69rrh51** · October-04-15, 11:04 AM

Originally Posted by liam foote

Hi,
Looking for a family home [[2+BR) close to where my young sons attend school [[Lewis Maire in Grosse Pointe). Expensive area, and my budget is $225K, so also checking out East English Village in the area just across Mack Ave. More house for the money there, but wondering about taxes and other aspects of living in Detroit. Any advice or referrals appreciated. Thanks.
Liam

If you live in Detroit your sons will not be able to attend Grosse Pointe schools. You must be a resident of GP or certain parts of Harper Woods to be able attend any of the schools in GP.

**EastsideAl** · October-04-15, 11:43 AM

Originally Posted by p69rrh51

If you live in Detroit your sons will not be able to attend Grosse Pointe schools. You must be a resident of GP or certain parts of Harper Woods to be able attend any of the schools in GP.

You don't know if the other parent lives in GP or not. My cousins went to GP schools because their father lived there, even though their mother lived in East Detroit [[as it was then called).

**p69rrh51** · October-04-15, 11:48 AM

Originally Posted by EastsideAl

You don't know if the other parent lives in GP or not. My cousins went to GP schools because their father lived there, even though their mother lived in East Detroit [[as it was then called).

Of course one parent is a resident of GP. On the other hand the post mentions a family house and does not say anything about being a single parent.

**preserve** · October-04-15, 11:06 AM

Don't forget about the insurance on the house. Even getting a small reduction for insuring both the house and car, the rates are still ridiculous, not enough to make me leave the city at this stage of the game, but it is so discouraging.

**Jason** · October-04-15, 12:20 PM

I agree with the others that if you want to live in that area and have the money to buy a house, then living in the Pointes would get you more value and probably more affordability [[one of the perversities of our country). That area isn't the worst part of the city by far, but I think you still end up with the cons of the city [[taxes, insurance, services, crime) without the pros. Looking at Zillow there are houses for sale in Grosse Pointe Park that are within your budget.

But then again like you said you can get the house for cheaper. Even if it costs $5,000 extra a year to live in Detroit, in 20 years you'd still have saved money if you spent $100,000 less on the house itself.

**Danny** · October-04-15, 08:32 PM

Originally Posted by Jason

I agree with the others that if you want to live in that area and have the money to buy a house, then living in the Pointes would get you more value and probably more affordability [[one of the perversities of our country). That area isn't the worst part of the city by far, but I think you still end up with the cons of the city [[taxes, insurance, services, crime) without the pros. Looking at Zillow there are houses for sale in Grosse Pointe Park that are within your budget.

But then again like you said you can get the house for cheaper. Even if it costs $5,000 extra a year to live in Detroit, in 20 years you'd still have saved money if you spent $100,000 less on the house itself.

There are some tiny well kept up homes in most Richville area. You don't need to buy a mansion. Richville has lots of single family homes and family flats in most neighborhoods. By the way look at the demographics and crime statistics in the Detroit-Richville are before you buy. Also watch out for insurance redlining.

**Gpwrangler** · October-04-15, 07:04 PM

Originally Posted by liam foote

Hi,
Looking for a family home [[2+BR) close to where my young sons attend school [[Lewis Maire in Grosse Pointe). Expensive area, and my budget is $225K, so also checking out East English Village in the area just across Mack Ave. More house for the money there, but wondering about taxes and other aspects of living in Detroit. Any advice or referrals appreciated. Thanks.
Liam

Crime is going to be a factor. If you've got $225k it's a no brainer.

**Bobl** · October-05-15, 05:17 PM

Originally Posted by Gpwrangler

Crime is going to be a factor. If you've got $225k it's a no brainer.

Yes. Sad, but true.

**9606 Prest** · October-05-15, 06:34 PM

Don't forget the Income Tax on Residents vs. Non-residents.

**SyGolden48236** · October-06-15, 06:24 AM

Originally Posted by 9606 Prest

Don't forget the Income Tax on Residents vs. Non-residents.

You're assuming that the OP works in Detroit. Many people are fortunate to work for companies that are not located in Detroit and thus the non-resident income tax is a non-issue.

**Zacha341** · October-04-15, 09:00 PM

I've worked in that area -- near the Pointes/ Grosse Pointe Park and love that in addition to some of their larger properties, there are smaller nice brick homes with driveways. You don't see driveways in all areas, city or suburb. It's a bonus to have driveway and have more space between the homes when they are present. I noted thru a recent drive that there are some two family flats [[upper and lower style) that are a bonus for multi-family options.

**p69rrh51** · October-05-15, 01:20 AM

Maire's district is mostly 3 plus bedroom houses. There are 2 family houses on St. Clair and Neff. Some of the houses near Mack Avenue are still a decent buy at the moment, but they have shot up quite a bit in value recently. I live in this area and would highly recommend the area. One of the reasons I live in the area is my block is a throwback, it looks like the block I grew up on in Detroit in the 1960's.

**liam foote** · October-08-15, 09:56 AM

Thanks to all who took the time to provide helpful advice, particularly p69rrh51 who provided the GP school district map, and those who included empirical data per insurance rates and a tax calculation formula. Your help is greatly appreciated.
I spent a couple days looking around 48230, mostly around Pierce Middle School, as my older son will be there in two years, and his younger brother might then leave Maire for Defer [[the older bro said this would allow him to "Defer his education" for those who appreciate puns.
Across Mack in 48224 I looked closely at the area around St. Clare of Montefalco, down East Outer Drive and over a bit toward Kensington. The lads are big fans of the Cadieux Café, so that became my border of exploration NW of Mack.
Not sure how it will work out. There are some stunning opportunities in this area such as the historic "Detroit Collection" home by Leonard Willeke at 4311 Kensington [[now off market) and there are arrangements through NACA and Building Detroit. Interesting times ...
Thanks again. I do appreciate your time and effort. And as a Cheesehead, it's time for me to "Go, Pack!"
Foote

DetroitBoy · October-05-15, 07:56 AM

That entire area is becoming like East English Village. Crime becoming out of control. Police do a great job but they can't be everywhere all the time. The taxes in GP are high because more and more dollars are needed for public safety. Home invasions and armed robberies are becoming common occurrences in the Pointes. Just because it says Grosse Pointe doesn't mean it is any better than Detroit. Better to rent one of the cheap flats in the cabbage patch to send your kids to GP schools like most do than bury money in a house there that will be worth less in 5 years. Prices may be up but that is usually what happens before they drop as a neighborhood declines.

**Bham1982** · October-05-15, 09:32 AM

Originally Posted by DetroitBoy

T Just because it says Grosse Pointe doesn't mean it is any better than Detroit.

In terms of schools, taxes, public safety and services, that statement is objectively wrong.

**Hermod** · October-05-15, 09:57 AM

Originally Posted by Bham1982

In terms of schools, taxes, public safety and services, that statement is objectively wrong.

I think DetroitBoy was speaking to Detroit's problems beginning to spill over into the Pointes.

**p69rrh51** · October-05-15, 12:26 PM

Originally Posted by DetroitBoy

That entire area is becoming like East English Village. Crime becoming out of control. Police do a great job but they can't be everywhere all the time. The taxes in GP are high because more and more dollars are needed for public safety. Home invasions and armed robberies are becoming common occurrences in the Pointes. Just because it says Grosse Pointe doesn't mean it is any better than Detroit. Better to rent one of the cheap flats in the cabbage patch to send your kids to GP schools like most do than bury money in a house there that will be worth less in 5 years. Prices may be up but that is usually what happens before they drop as a neighborhood declines.

Boy do have your head up your ass! Crime is way down. I live 2 blocks from Detroit and still keep my doors unlocked. Spend some time here. The media is clueless also.

DetroitBoy · October-05-15, 12:41 PM

Originally Posted by p69rrh51

Boy do have your head up your ass! Crime is way down. I live 2 blocks from Detroit and still keep my doors unlocked. Spend some time here. The media is clueless also.

Obviously, a comment like this wasn't written by someone who attended schools in GP back in the good days. Living in GP two blocks from Detroit wasn't anything to be bragging about then and it surely isn't now. Talk to people in the Farms in the best neighborhoods and they will be of a different opinion. You'd best stick to photographing and commenting on the past rather than providing opinions about how much life has changed in GP.

**Gpwrangler** · October-05-15, 01:43 PM

Originally Posted by DetroitBoy

Obviously, a comment like this wasn't written by someone who attended schools in GP back in the good days. Living in GP two blocks from Detroit wasn't anything to be bragging about then and it surely isn't now. Talk to people in the Farms in the best neighborhoods and they will be of a different opinion. You'd best stick to photographing and commenting on the past rather than providing opinions about how much life has changed in GP.

Most of us are out of school now, and like GP just fine as adults. And since we are being nasty, let me just say it beats the Fuck out of living in Detroit.

**SyGolden48236** · October-05-15, 02:13 PM

Originally Posted by DetroitBoy

Obviously, a comment like this wasn't written by someone who attended schools in GP back in the good days. Living in GP two blocks from Detroit wasn't anything to be bragging about then and it surely isn't now. Talk to people in the Farms in the best neighborhoods and they will be of a different opinion. You'd best stick to photographing and commenting on the past rather than providing opinions about how much life has changed in GP.

DetroitBoy: I have lived in Grosse Pointe my entire life, except for the years spent away at school. Grosse Pointe is nothing at all like East English Village [[a silly moniker attached to a deteriorating Detroit neighborhood a few years ago).

Despite the recent uptick in crime which, by the way, has been committed by Detroiters making incursions into our town, Grosse Pointe is doing just fine today and it will endure long into the future. Our police are some of the best in the area and they do have a handle on things.

In short, don't worry about us, we're just fine. You should worry about your own home town, if indeed you really do live in Detroit.

**Zacha341** · October-05-15, 07:04 PM

Crime is lower in the Pointes, no doubt, but I'd not leave my doors unlocked anywhere on earth. On the other hand I don't want to live where you must have barred windows, akin to prison, so I don't. I do desire an area of lower crime. But unlocked doors - eh, never--ever!

Originally Posted by p69rrh51

Boy do have your head up your ass! Crime is way down. I live 2 blocks from Detroit and still keep my doors unlocked. Spend some time here. The media is clueless also.

**Hermod** · October-07-15, 07:45 AM

Originally Posted by Zacha341

Crime is lower in the Pointes, no doubt, but I'd not leave my doors unlocked anywhere on earth. On the other hand I don't want to live where you must have barred windows, akin to prison, so I don't. I do desire an area of lower crime. But unlocked doors - eh, never--ever!

Yes, locked doors will help "honest people" stay honest.