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Two homes on Union Lake can sit 400 feet apart and carry a $150,000 price gap. The difference? Which side of Oakley Park Road you're on. Union Lake Commerce Township homes range from roughly $280,000 for lake-access-adjacent parcels to $650,000 and above for deep-water frontage with municipal sewer, according to recent Oakland County assessment records. If you've been browsing listings online, you already know the photos don't tell you which stretches have sandy bottoms and which have weedy muck that'll swallow your ankles. This guide names the specific roads, the real frontage conditions, and the infrastructure splits that determine whether you're buying a lake home or just a home near a lake. I've spent 30 years walking these streets and selling on this shoreline, so I'll give you the honest read.

Key Takeaways

• Union Lake homes range $280K to $650K+ depending on frontage quality and sewer vs. septic (Oakland County Equalization, 2025)
• Oakley Park Road is the dividing line between lakefront premiums and canal-access discounts
• Lochaven, Neptune, and Vega streets offer the cleanest frontage with the deepest water
• Cooley Lake Road parcels face shallower water and heavier weed growth on the south basin

What does your money actually buy on Union Lake vs. the rest of Commerce Township?

Commerce Township's overall median home sale price sat around $365,000 through mid-2026 (Redfin, 2026). On Union Lake specifically, that same dollar amount lands you a 3-bed ranch with deeded lake access but no direct frontage. True waterfront with a private dock starts closer to $475,000 and can push past $650,000 for renovated homes on the north shore with 80+ feet of frontage.

Compare that to nearby lakes. Upper Straits Lake in the same township typically lists waterfront above $800,000. Cass Lake in Waterford runs $600,000 to over $1 million. Union Lake's price point sits lower because the lake is smaller (roughly 485 acres) and has variable bottom conditions. That's the trade-off, and for a lot of buyers working with our team, it's an attractive one. You just need to know which blocks deliver the value.

The price compression on Union Lake means a $50,000 renovation on the right parcel can net you waterfront living that would cost $250,000 more on a lake 10 minutes west. But the wrong parcel eats that renovation budget in septic upgrades alone.

Which streets have the best frontage, water depth, and sewer access?

The north and northeast shores of Union Lake, particularly along Lochaven Street, Neptune Street, and Vega Street, have the cleanest frontage with water depths reaching 15-20 feet within 100 yards of shore (Michigan DNR lake survey data, 2019). These parcels sit within Commerce Township's municipal sewer district, which means no septic tank worries and no future five-figure replacement bills.

Lochaven and Neptune: the premium stretch

Homes on Lochaven face the deeper north basin. Bottom conditions are primarily sand and gravel here. Most lots have 60-100 feet of frontage, and the mature tree cover gives actual privacy between properties. Neptune runs parallel with similar conditions. These two streets account for a disproportionate share of Union Lake sales above $500,000.

Oakley Park Road: the dividing line

Oakley Park Road cuts north-south and creates a hard value split. East of Oakley Park, you're looking at homes with direct Union Lake frontage or short canal access. West of Oakley Park, parcels back up to smaller interior lots with no water access. I've watched buyers lose weeks touring homes on the wrong side of this road because listing descriptions said "lake community" without specifying which side. The price difference between east-side and west-side homes on the same cross street can exceed $150,000.

I've walked buyers down Oakley Park and had them realize the "waterfront" home they'd flagged online was actually 3 lots back from the water, behind another row of houses. The listing mentioned "Union Lake" 4 times. It never mentioned that the lake access was a shared 20-foot easement at the end of a gravel path.

Cooley Lake Road sections: the south basin reality

Parcels along the Cooley Lake Road corridor that touch Union Lake's southern basin face different conditions. Water depth drops to 4-8 feet in many spots, and summer weed growth (Eurasian milfoil, primarily) can make swimming and boating frustrating from late June through September. Some of these homes are still on septic systems. A septic inspection and possible replacement runs $20,000 to $40,000 in this area, and Commerce Township's sewer extension timeline for these parcels remains uncertain.

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"Most buyers I work with are shocked when they learn that two Union Lake streets a quarter-mile apart can be on completely different infrastructure, one on sewer and one on a 30-year-old septic field," says Robert Harrell.

What schools serve Union Lake neighborhoods?

Students in the Union Lake area attend Walled Lake Consolidated Schools, which posted a 75% math and reading proficiency rate at the elementary level (MI School Data, 2024-2025). The specific school assignments depend on your exact address.

Walled Lake Elementary and Keith Elementary are the two most common feeders for Union Lake addresses. Keith Elementary tends to draw families from the Oakley Park corridor. Both schools have maintained stable enrollment, and parent reviews consistently cite small-community feel as a strength.

Middle school students head to Walled Lake Central Middle School, and the high school split runs between Walled Lake Central High School and Walled Lake Western High School. Central has the stronger athletics program. Western is known for its STEM track. If school assignment matters to your purchase, confirm the exact boundary with the district before making an offer, because the lines shift by block in this part of the township.

For families exploring nearby White Lake or Walled Lake options, the same district serves all three communities, but feeder school assignments differ.

How bad is the traffic, and can you walk anywhere?

Union Lake's walkability score is low. There's no sidewalk network along most lakefront streets, and Oakley Park Road carries enough traffic during morning and evening rush that walking along it with kids requires real caution. You're driving to groceries, to restaurants, to school drop-off.

The 15-acre retail development recently proposed near Commerce Township's Haggerty corridor (WXYZ, 2026) could add convenience retail closer to the lake area, but construction timelines remain preliminary. Right now, the closest grocery options are the Kroger on Pontiac Trail (about 8 minutes) and the Meijer on Haggerty (about 10 minutes).

Parking is a non-issue. Every lakefront home has a driveway, most have a 2-car garage, and street parking is available on nearly all residential roads. You'll never circle a block looking for a spot.

Photo by SAIF SIDDIQUE on Pexels

What are commute times from Union Lake to major job centers?

From the Union Lake shoreline, you're looking at 35-40 minutes to Southfield or Troy via M-5 and I-696 during morning rush (Google Maps typical traffic data, 2026). Downtown Detroit is 45-55 minutes depending on the day. Novi's office and tech corridor along Haggerty Road is the closest major employment hub at just 15-20 minutes.

If you work in Ann Arbor, budget a full hour. Livonia's industrial and office parks run about 25-30 minutes. The M-5 connector is the lifeline here. When it backs up (and it does, especially near the Pontiac Trail interchange), add 10-15 minutes.

Across 30 years of selling Union Lake properties, the most common buyer profile works in either the Novi corridor or the Southfield office parks. Remote and hybrid workers have shifted this since 2020, and I've seen more buyers choosing Union Lake specifically because they only commute 2-3 days a week and want waterfront living without paying Upper Straits or Cass Lake prices.

Who is Union Lake right for, and who should look elsewhere?

Union Lake is right for buyers who want waterfront living in Oakland County under $500,000, are comfortable with a car-dependent lifestyle, and prioritize weekend lake recreation over walkable urban amenities. Families in the Walled Lake school district who want their kids on a lake during summer, boat owners who want a private dock without a $700,000 mortgage, and hybrid commuters who work in Novi or Southfield 2-3 days a week.

If you need deep water everywhere around the lake, look at Upper Straits or Wolverine Lake. If you want walkability to shops and restaurants, Walled Lake's downtown is a better fit. If your budget is under $300,000 and you want actual frontage (not access), Union Lake will frustrate you. You'll find access parcels at that price, but you'll be sharing an easement with 6 other homeowners.

And if you want a private island, Crain's Detroit reported one listing in the Oakland County lakes area earlier this year at $3.5 million (Crain's Detroit Business, 2026). That's a different conversation entirely.

Frequently asked questions

Do all Union Lake homes have lake access?

No. Only homes directly on the shoreline or with deeded easement rights have legal access. Roughly 40% of homes within a half-mile of Union Lake have no water access at all, according to Commerce Township plat records. Always verify deeded access before making an offer on any Union Lake Commerce Township homes listing.

Is Union Lake safe for swimming?

Oakland County monitors water quality annually, and Union Lake has consistently passed E. coli testing standards for recreational contact (Oakland County Health Division, 2025). The north basin has clearer water and fewer weeds. The south basin near Cooley Lake Road gets heavy vegetation in summer.

What's the difference between canal-access and direct-frontage homes?

Canal-access homes connect to Union Lake through a narrow channel, often 15-30 feet wide. Direct-frontage homes sit on the lake itself. The price gap averages $100,000-$175,000, and canal homes face occasional dredging costs ($5,000-$15,000 per event) to maintain navigable depth.

Are Union Lake shoreline properties on sewer or septic?

It depends on the street. North shore parcels along Lochaven, Neptune, and Vega are on municipal sewer. Many south basin homes along the Cooley Lake Road corridor remain on private septic systems. A septic inspection is non-negotiable for any property in those sections.

Your next step

Pull up the Commerce Township area hub and compare Union Lake parcels by street, not just by price. The listing photos won't show you the bottom conditions or tell you whether you're on sewer. A 20-minute drive with someone who's walked every block for three decades will save you months of guessing and, potentially, six figures in overpaying for the wrong side of Oakley Park Road.