Northcrest Ii OCCPN 447 condos
Closed-sale statistics for Northcrest Ii OCCPN 447, with the property-tax reality attached — computed 2025-09-01 to 2026-09-01, not scraped from listings.
- Median sale price
- $261,000
- Median days on market
- 13
- List-to-sale ratio
- 100.0%
- Median association fee
- $359/mo
6 closed sales, 2025-09-01 to 2026-09-01
What taxes actually become here
Michigan taxable value uncaps the year after you buy (MCL 211.27a). At this subdivision's median price of $261,000, in Clarkston Community School District at 32.73 homestead mills, the year-two bill is approximately $4,271 — regardless of what the seller currently pays. The listing will almost certainly show less. Run your own number.
Before the mortgage, owning here runs about $715/month in taxes and association fees — the two lines portal estimates most often understate.
How Northcrest Ii OCCPN 447 compares in Independence Township
Of the 10 Independence Township subdivisions and condo projects past our six-sale floor, Northcrest Ii OCCPN 447's $261,000 median ranks 10 of 10 — 14% below the tracked-Independence Township median of $302,500.
| Project | Median sale | Sales | Year-2 tax |
|---|---|---|---|
| Waterford Drayton | $300,000 | 7 | $4,909 |
| Pelton Heightsno 1 | $280,000 | 9 | $4,582 |
| Clarkston Bluffs OCCPN 505 | $278,500 | 10 | $4,557 |
| Drayton Heights Independence | $272,250 | 8 | $4,455 |
| Northcrest Ii OCCPN 447 | $261,000 | 6 | $4,271 |
Year-2 tax is the estimated post-uncapping homestead bill at each project's median price. Ranked by median closed price, 2025-09-01 to 2026-09-01.
This is the median. Your number depends on the address.
Median statistics cannot price a specific house. For one address we can compute the year-two tax bill, the escrow impact, eligibility for down-payment programs, and — if you own here — what a sale would actually net after transfer tax and payoff.
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Common questions
What is the median home price in Northcrest Ii OCCPN 447?
The median closed sale price in Northcrest Ii OCCPN 447 (Independence Township) is $261,000, from 6 sales 2025-09-01 to 2026-09-01.
What will property taxes be after buying in Northcrest Ii OCCPN 447?
At the median price, taxable value uncaps to roughly $130,500 and the year-two bill in Clarkston Community School District is approximately $4,271 at homestead rates.
What are HOA fees in Northcrest Ii OCCPN 447?
The median association fee across recent sales is $359 per month.
How does Northcrest Ii OCCPN 447 compare with other Independence Township subdivisions?
Its $261,000 median ranks 10 of 10 Independence Township projects we track — 14% below the tracked-city median of $302,500.
More context: Independence Township property tax rates · school district breakdowns · all calculators