If you are looking for a home in North Oakland County, you have likely narrowed your search down to two heavy hitters: Independence Township and Waterford.
On a map, they are right next to each other—Independence sits directly north of Waterford. But on the ground, they feel like two different worlds. It usually comes down to a choice between the “rustic luxury” and historic charm of Independence Township (often just called Clarkston) versus the “affordable lake life” and convenience of Waterford.
Before we dive into the numbers, let’s clear up the name confusion. Independence Township surrounds the independent Village of Clarkston. While the Village is its own tiny municipality, almost everyone who lives in the surrounding township says they live in “Clarkston.” For this article, we’ll stick to the township names to keep things clear, but know that the “Clarkston” vibe permeates all of Independence Township.
Here is how these two communities stack up for your wallet, your commute, and your lifestyle.
Housing Market & Cost of Living: What Your Budget Buys
The most immediate difference you will notice when browsing listings is the price tag. Independence Township generally commands a premium for its rolling hills and larger lots, while Waterford offers some of the best value per square foot in the county.
The Price Gap
There is a significant gap in entry-level and median pricing here. As of 2025 estimates, the median home price in Independence Township hovers around $425,000. In contrast, Waterford remains much more approachable with a median near $280,000.
That is roughly a $145,000 gap. For buyers, this means your monthly mortgage payment looks drastically different between the two, even for homes with similar square footage.
Housing Stock and Lot Sizes
In Independence Township, you are typically paying for land and privacy. The housing stock is dominated by custom colonials, sprawling subdivisions built from the 1990s to now, and lots that frequently exceed one acre. It feels semi-rural in places.
Waterford is denser. You will find a lot of mid-century ranches, cozy cottages, and converted lake homes. If you don’t mind having neighbors closer by and want a manageable yard, Waterford has plenty of inventory.
The Lakefront Premium
Both areas have lakes, but the markets operate differently. Waterford offers accessible lakefront living; it is one of the few places where you can still find a lakefront home under $400,000. In Independence Township, lakefront properties are typically luxury estates with price tags that reflect that exclusivity.
School Districts: Clarkston Community Schools vs. Waterford
For many buyers, the school district is the deciding factor. While both townships offer solid education, the reputation and metrics differ.
Clarkston Community Schools is a major draw for Independence Township. The district is consistently rated as an ‘A’ district or in the top 20% of Michigan schools. It is known for high graduation rates, strong athletics, and a very active arts program. It has a unified “hometown” feel that anchors the community.
Waterford School District generally holds a ‘B’ rating. While it may struggle with lower standardized test scores compared to its northern neighbor, it offers robust diversity and extensive “School of Choice” options. Many parents find the specialized programs and vocational options in Waterford to be excellent.
A Note on Zoning: Be careful when buying near the border. Some southern sections of Independence Township are actually zoned for Waterford schools. Always verify the specific address before you fall in love with a house if the district is your priority.
Property Taxes & Millage Rates
A common misconception is that taxes are “way higher” in Independence Township. The reality is a bit more nuanced.
When you look at the millage rates (the tax rate per $1,000 of taxable value), both townships are actually quite similar. Total homestead millages for both hover in the low-30s range (approximately 32 to 34 mills).
However, your actual tax bill will likely be 30% to 50% higher in Independence Township. This isn’t because the tax rate is higher, but because the assessed value of the homes is higher.
Waterford residents should also be aware of specific voted millages. Waterford voters frequently approve specific levies for services like Police, Fire, the Library, and the Community Center. Both areas are Charter Townships, meaning they offer high levels of municipal services, so you are getting good value for your tax dollars in either location.
Lifestyle & Recreation: Lakes vs. Land
This is where the personality of the buyer really comes into play. Do you want a boat in your backyard, or do you want a hiking trail?
Waterford’s Lakeland Paradise
Waterford lives up to its name. With 34 named lakes, water is the center of life here. It is not just for people with lakefront homes, either. Cass Lake and Sylvan Lake draw people from all over, and the Dodge #4 State Park offers incredible public beach access. If you love jet skis, pontoons, and fishing, Waterford is hard to beat. The township also recently invested in the Waterford Oaks community center, adding to the local amenities.
Independence’s Outdoor Adventure
Independence Township feels more like a retreat. It is home to Independence Oaks County Park, the largest park in the Oakland County system, perfect for hiking and cross-country skiing.
The biggest entertainment draw here is undoubtedly Pine Knob. Whether you are skiing in the winter or catching a concert at the amphitheater in the summer, having this venue in your backyard is a massive perk.
Dining & Nightlife
Independence Township wins on the “downtown” vibe. The Village of Clarkston has a walkable Main Street with destination dining like the Union Woodshop. It’s a foodie hub. Waterford lacks a centralized downtown; its commercial action is spread along the M-59 and Dixie Highway corridors. You will find great local spots in Waterford, but it’s more of a “drive-to” experience than a “park-and-walk” one.
Commuting: I-75 vs. M-59
Your tolerance for traffic might dictate your choice.
Independence Township is dominated by I-75. With major exits at Sashabaw Road and Dixie Highway, it is a straight shot for commuters heading south to Troy or Auburn Hills, or north toward Flint. If you work in the automotive tech corridor, this location is very convenient.
Waterford is dominated by M-59 (Highland Road). While M-59 is a commercial powerhouse with every store you could ever need, it is also prone to heavy congestion. East-West travel can be slow during rush hour. Getting to I-75 from the center of Waterford can take 15–20 minutes on surface streets, which adds time to the daily commute.
FAQs
Is Independence Township the same as Clarkston?
Not exactly, though locals use the names interchangeably. Independence Township is the larger government municipality that surrounds the smaller, historic Village of Clarkston. Most mailing addresses in the township say “Clarkston,” and residents generally say they are from Clarkston.
Which township has lower property taxes, Independence or Waterford?
The tax rates (millages) are very similar, often within a few points of each other. However, because home values are significantly lower in Waterford, the actual dollar amount you pay in property taxes will typically be lower in Waterford than in Independence Township.
Are the schools better in Clarkston or Waterford?
Statistically, Clarkston Community Schools rank higher in standardized testing and state rankings (often 9/10). Waterford schools generally rank lower (5/10 to 6/10) regarding test scores, though they offer extensive electives and diversity.
How far is Independence Township from Detroit?
Depending on where you are in the township, it is approximately a 45-minute drive to downtown Detroit via I-75, assuming standard traffic conditions.
The Verdict: Which Township is Right for You?
Choosing between these two neighbors usually comes down to budget and lifestyle preference.
- Choose Independence Township if: You are looking for top-tier schools, a historic downtown atmosphere, and larger plots of land. If your budget allows for homes over $400,000 and you want easy highway access, this is the spot for you.
- Choose Waterford if: You want to maximize your house-for-the-money. If you dream of lake access (or lakefront living) without a million-dollar price tag, and you are okay with a busier, denser suburban feel, Waterford offers incredible value.
