Trying to decide between the small-town vibe of Mattawan and the room-to-grow feel of Texas Township? You are not alone. Both areas offer strong lifestyle benefits, but the day-to-day experience can feel very different once you move in. In this guide, you will learn how the two compare on homes, lots, utilities, schools, commute, amenities, and what to watch for before you buy or sell. Let’s dive in.
Quick compare: village vs township
| Topic | Mattawan (Village) | Texas Township |
|---|---|---|
| Lifestyle feel | Small-town center with a defined village core | Suburban and rural mix across a larger area |
| Home types | Older homes with some infill and updates | Newer subdivisions plus rural properties |
| Lot sizes | Smaller lots near the village core | Larger lots common, including 1+ acre in areas |
| New construction | Limited infill opportunities | More active new-build communities |
| Utilities | More municipal water and sewer in the village core | Many areas use well and septic, varies by neighborhood |
| Walkability | More walkable near downtown blocks | Car-oriented overall, walkability varies by subdivision |
| Commute access | Quick reach to regional routes | Multiple access points to major corridors |
| Schools note | Served by local district; verify boundaries by address | Mix of areas served; verify boundaries by address |
| Taxes and fees | Different millage and assessments than township | Different millage and assessments than village |
| Best fit | Buyers who value a village feel and short local errands | Buyers who want space, newer homes, or semi-rural living |
Community feel and day-to-day
Mattawan village life
You get a defined center with local businesses, coffee spots, and community events. Sidewalks and short errands are part of the appeal in and near the village core. Housing includes older homes with character plus occasional new infill. If you like a neighborhood feel and being close to daily needs, the village is a strong match.
Texas Township living
Texas Township stretches across a larger area with a suburban and rural blend. You will find newer subdivisions, cul-de-sacs, and properties with more land. Many neighborhoods offer privacy and space while still placing you within reach of regional employers. If you want a larger yard or a newer floor plan, this side often fits better.
Homes, lots, and age of inventory
What you will find in Mattawan
Expect a mix of older homes and updated properties on smaller lots closer to the village center. Infill construction appears where sites allow, but it is not as common as in large suburban townships. Older homes can offer charm and established streetscapes, though they may call for more upkeep than newer builds.
What you will find in Texas Township
Builders are typically more active here, with planned subdivisions and a steady stream of new or recent construction. You will also see rural parcels and homes set back from the road for added privacy. If you want modern systems, open layouts, and outdoor space, Texas Township provides a wide range of options.
Utilities and cost of ownership
Utilities often drive costs and expectations. In the village core, many homes connect to municipal water and sewer. In Texas Township, it is common for properties to use private wells and septic systems depending on the neighborhood. Each setup has different maintenance and inspection needs. Clarify service type at the parcel level before you write an offer.
Property tax millage rates and special assessments differ between the village and the township. Because taxes depend on location, assessed value, and current levies, request a property-specific estimate from local assessors before you finalize your budget. If you are considering a build, factor in utility connection or well and septic costs as part of the total project.
Commute and connectivity
Both Mattawan and Texas Township provide access to regional job hubs in Kalamazoo and Portage. Highway corridors make the drive practical for many commuters. Public transit options are limited in smaller townships, so most residents rely on cars for daily travel. If you work from home, confirm broadband availability and speed at the exact address to ensure you have the bandwidth you need for video calls and large files.
Schools and boundaries
Much of this area is served by Mattawan Consolidated Schools, and some Texas Township neighborhoods overlap with the same or nearby districts. School boundaries can cross municipal lines, so always verify the assigned schools by address rather than assuming based on a city or township name. Families often consider proximity to schools, bus routes, and after-school activity logistics when comparing neighborhoods.
Amenities and recreation
Mattawan highlights
The village offers a compact center with restaurants, coffee, and local shops. Parks and community events add to the small-town feel. Daily errands can be shorter, and sidewalks make it easier to move around near the core.
Texas Township highlights
You will find shopping corridors, medical offices, and a variety of parks and trails spread across a larger footprint. Many subdivisions link you quickly to regional retail and services. If you prefer more choices in new construction communities and access to broader amenities, the township often delivers.
Safety, services, and governance
Police, fire, and EMS services can differ between the village and the township. The village may have its own departments or contracts, while the township commonly relies on county sheriff coverage and local or regional fire services. Zoning, permits, and inspection processes also vary. If you plan an addition, fence, accessory structure, or a lot split, review the local ordinances and timelines before you start.
Development and what is next
Townships typically see more large-scale plats and new subdivisions as land is available. Villages often focus on infill, reinvestment, and smaller projects in or near the downtown core. Keep an eye on planned roads, utility extensions, and commercial proposals, since these can influence future inventory, traffic patterns, and long-term value.
Which fits your move?
Choose Mattawan if you want a defined village center, shorter local errands, and established neighborhoods with character. Choose Texas Township if your priorities include larger lots, newer homes, and a semi-rural setting within reach of regional employers. If you like a mix of both, you can target edges of each area that blend convenience with space.
Buyer checklist
- Confirm utilities at the parcel: municipal water and sewer or well and septic.
- Order well, septic, and water quality inspections where applicable.
- Verify school assignment by address and consider bus routes and activity logistics.
- Compare price per square foot across similar home ages and lot sizes.
- Check broadband availability and upload speeds for remote work.
- Review HOA rules, fees, and amenities if buying into a subdivision.
- Test-drive your commute at peak times and review multiple routes.
- Request a property-specific tax estimate from local assessors.
- If considering new construction, compare builder warranties and timelines.
Seller checklist
- Position your home for its audience: village walkability and community or township space and newer finishes.
- Highlight marketable features like updated kitchens, finished basements, and usable outdoor areas.
- Provide clarity on utilities, including any recent well, septic, or sewer upgrades.
- Complete pre-list inspections as needed to reduce surprises.
- Gather permits and improvement records for buyer confidence.
- Stage for lifestyle: village homes show well with warm curb appeal, township homes benefit from showcasing yard space and flexible rooms.
- Price with current comps that match home age, lot size, and location.
Next steps
The best choice often becomes clear once you compare specific homes, utilities, and daily logistics side by side. Get up-to-date comps, verify school boundaries by address, review utility setup for each property, and tour neighborhoods at different times of day. If you want local guidance and real-time data for Mattawan and Texas Township, connect with the team at Rodriguez Homes for a plan tailored to your move.
FAQs
How do home prices compare between Mattawan and Texas Township?
- Prices vary by home age, lot size, and exact location. Use the latest 12-month MLS data to compare median sale price, price per square foot, days on market, and months of supply for each area.
Are Texas Township homes more likely to have well and septic?
- Many township properties use private well and septic, but it depends on the neighborhood. Always verify utilities at the parcel level before you write an offer.
What should I know about property taxes in the village vs the township?
- Millage rates and assessments differ, which can change your annual bill. Ask local assessors for a property-specific estimate based on current levies and assessed value.
How are school boundaries set around Mattawan and Texas Township?
- Boundaries can cross municipal lines, and multiple neighborhoods may feed into the same district. Confirm the assigned schools by checking the property address with official district resources.
Is commuting to Kalamazoo practical from both areas?
- Yes, both areas connect to regional routes that serve Kalamazoo and Portage job centers. Drive times vary by starting point and traffic, so test your route during peak hours.
Where is new construction more common right now?
- Townships often see more new subdivisions and spec homes, while villages tend to add infill as sites allow. Review current listings and builder activity to pinpoint options that fit your budget and timeline.
