If you are currently house hunting in Southeast Michigan, you have likely hit a common fork in the road. You want a home with access to a vibrant downtown, solid schools, and a reasonable commute to job hubs like Ann Arbor or Novi. This search almost inevitably leads to a showdown between South Lyon and Howell.
While both areas offer a mix of rural charm and suburban convenience, they serve very different lifestyles and budgets. South Lyon sits right on the border of Oakland, Washtenaw, and Livingston counties, acting as a rapidly growing connector for commuters. Howell, on the other hand, is the historic heart of Livingston County along I-96, offering a distinct identity and a bit more breathing room.
Here is how these two popular communities stack up when you look past the listing photos and crunch the real numbers.
Housing Market & Cost of Living
When we sit down to talk budget, the difference between these two markets usually becomes clear pretty quickly. South Lyon has seen a massive surge in popularity because of the “spillover” from Ann Arbor and Novi. Because it is positioned in (or right next to) Oakland County, demand is high, and prices reflect that.
In contrast, Howell generally offers more “house for the money.” If you are looking for significant acreage, a pole barn, or just a larger footprint for a lower monthly mortgage payment, living in Howell is often the more budget-friendly route. While prices in Livingston County are certainly rising, you can typically find comparable homes in Howell for 15–20% less than you would pay in South Lyon.
In terms of inventory, the styles differ, too. South Lyon—specifically Lyon Township—is booming with new construction subdivisions. If you want a brand-new colonial with modern amenities, this is your sweet spot. Howell has a wider mix, ranging from historic Victorian homes near the downtown district to sprawling rural estates in the surrounding townships like Oceola and Genoa.
- South Lyon Median Price: Expect to see most inventory landing in the $400K–$460K range, with premiums for new builds.
- Howell Median Price: You will find a lot of activity in the $300K–$350K range, offering excellent value.
Property Taxes: City vs. Township Nuances
One thing I always tell buyers to watch out for is the “City vs. Township” distinction. In Michigan, this makes a huge difference in your monthly payment. Both South Lyon and Howell have a designated “City” center and surrounding “Townships.”
If you buy within the City of South Lyon or the City of Howell, you will generally pay a higher millage rate (often 45+ mills), but this includes municipal services like city water, sewer, and trash pickup. If you opt for Lyon Township (South Lyon mailing address) or Oceola/Howell Townships, your tax rate is generally lower. However, you might be on a well and septic system, which comes with its own maintenance considerations.
Historically, living in Livingston County (Howell) meant lower taxes than Oakland County (South Lyon). While that gap is closing as property values in Howell rise, the perception holds true: you will often pay slightly less in taxes for a similar home in the Howell area compared to the Oakland County side of South Lyon.
Commuting & Location: The I-96 vs. US-23 Split
For most of my clients, the decision actually has nothing to do with the house—it comes down to the drive. The geography here is distinct because of how the highways run.
If your job is in Ann Arbor, South Lyon is the clear winner. You can skip the highway entirely and take back roads like Pontiac Trail or Dixboro, or take a short hop down US-23. The commute to Ann Arbor from Howell, however, can be tough. You are reliant on US-23 South, which can get backed up significantly during rush hour, especially in the winter.
If you work in Lansing, Howell is the smart choice. It is a straight shot west on I-96, usually taking about 35 minutes. South Lyon adds too much friction to that drive.
For those commuting to Detroit or the suburbs (Farmington Hills/Livonia), South Lyon is physically closer, but Howell offers easy access to I-96, making it convenient for getting to Novi or Brighton quickly.
- South Lyon to Ann Arbor: ~20–30 minutes (manageable).
- Howell to Ann Arbor: ~35–50 minutes (highly traffic-dependent).
- Howell to Lansing: ~35 minutes (easy highway drive).
School Districts: SLCS vs. Howell Public Schools
Both communities are anchored by strong school districts, but they are structured differently. This is often a major factor for buyers looking at homes for sale in South Lyon or Howell.
South Lyon Community Schools (SLCS) has seen explosion in enrollment due to local development. To handle the growth, the district operates two high schools: South Lyon High and South Lyon East. The district is often rated in the “A-” range on platforms like Niche, and many buyers are willing to pay the housing premium specifically to get into this district.
Howell Public Schools is the home of the Highlanders. It is a massive district centered around one huge high school campus (which includes a separate freshman campus). They are well-regarded for strong specialized programs, particularly robotics and their marching band. While real estate prices are lower here, the education quality remains very strong.
Downtown Vibes & Community Culture
If you want a “Great American Main Street” feel, Howell takes the prize. Its downtown is expansive, filled with historic architecture, and serves as a true regional hub. It is famous for hosting massive events that draw people from all over the state, such as the Howell Melon Festival in August and the Michigan Challenge Balloonfest in June. It feels like an independent town with its own gravity.
South Lyon has a much smaller, quainter downtown. For a long time, people jokingly asked, “Wait, there’s a downtown?” But that has changed. The culinary scene is growing rapidly, and the community vibe is shifting from a quiet bedroom community to a town with its own pulse. A great example of this growth is the “Buy Michigan Now” festival, which recently moved its location to South Lyon, adding to local staples like the annual Pumpkinfest.
Pros and Cons by Buyer Type
Still on the fence? Here is how the choice usually shakes out depending on what you value most.
- For the Ann Arbor Commuter: You want South Lyon. The time you save avoiding the US-23 daily gridlock is worth the higher home price.
- For the Land Lover: You want Howell. If you want an acre of land for the dog to run or space for a garden, your budget goes much further here.
- For the Budget Conscious: Howell wins on price-per-square-foot. You can get a larger home for less money compared to the Oakland County market.
- For New Construction Fans: South Lyon (specifically Lyon Township) has the inventory you are looking for, with modern subdivisions popping up regularly.
FAQ
Is South Lyon or Howell closer to Ann Arbor?
South Lyon is significantly closer to Ann Arbor. Residents can often take back roads like Pontiac Trail to reach the north side of Ann Arbor in 20 to 25 minutes, whereas the commute from Howell relies on US-23 and typically takes 35 to 50 minutes depending on traffic.
Are property taxes lower in South Lyon or Howell?
Generally, property taxes are lower in the Howell area, particularly within the townships (Oceola, Genoa, Howell) compared to the City of South Lyon. However, taxes vary heavily by municipality, so it is vital to check if a specific home is Homestead or Non-Homestead and whether it includes city millages.
Which town has better schools, South Lyon or Howell?
Both districts are highly rated, though South Lyon Community Schools (SLCS) often carries slightly higher ratings on third-party sites like Niche. South Lyon operates two high schools to manage its growing population, while Howell focuses resources on a single, large high school campus with extensive extracurricular facilities.
Verdict: Which Community Fits Your Life?
Ultimately, the battle of South Lyon vs. Howell isn’t about which town is “better”—it is about which one fits your daily logistics. If you need a quick commute to Ann Arbor and love the feel of a modern, growing suburb, living in South Lyon is worth the premium. If you prefer a historic town identity, want more land, or work in Lansing, Livingston County real estate in Howell is the perfect fit.
My best advice? Spend a Saturday walking both downtowns, and then—more importantly—drive your potential commute during rush hour. That drive will likely make the decision for you.
