Skip to content
Skip to content
TopHapOpen in map
Single Family ResidenceResidential
$180,208$182 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 94How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

8265 BEATRICE

WESTLAND, MI 48185
1
Baths
990 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.15 ac
Lot SizeThe size of the land the home sits on, from county records.
1973
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$180K
$170K low$190K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,460 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$88,200 (2026)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$87,600
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$176,400

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.2 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Ranch
CountyWAYNE
Lot (acres)The size of the land the home sits on, from county records.0.15
ConstructionThe main material the home's frame and walls are built from.Brick
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 20 ft²

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Franklin High SchoolB+
High · Grades 9–12 · 0.7 mi
M
Emerson Middle SchoolC+
Middle · Grades 7–8 · 1.0 mi
E
Cleveland Elementary SchoolB
Elementary · Grades KG–4 · 1.1 mi

District: Livonia Public Schools

Neighborhood · ZIP 48185These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.90
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.97
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.25

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.18%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.6%
PopulationHow many people live in this area.48,974
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.4,029 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$59,412
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$71,822
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.33 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.53%

Owner Tools

Do you own this home?
Claim this home

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

8265 Beatrice measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 74% of homes in Westland 48185
  • Costs more per square foot than 69% of homes in Wayne County
  • Smaller than 82% of homes in Westland 48185
  • Newer than 83% of homes in Wayne County

What homes are worth in Westland 48185

Each bar is how many homes fall in that price range. The marker is this home.

This home
$99K$451K

This home is worth more than 26% of homes in Westland 48185.

How it measures up in Westland 48185

The dot is this home. The mark in the middle is the typical home in Westland 48185.

Estimated value$180,208
CheaperTypical $220,962Pricier

Pricier than 26% of homes nearby

Price per ft²$182
CheaperTypical $176Pricier

Pricier than 56% of homes nearby

Living area990 ft²
SmallerTypical 1,140 ft²Bigger

Bigger than 18% of homes nearby

Lot size0.15 ac
SmallerTypical 0.16 acBigger

Bigger than 46% of homes nearby

Year built1973
OlderTypical 1962Newer

Newer than 66% of homes nearby

How 8265 Beatrice ranks against every home in each area.
MeasureThis homeWestland 48185Wayne County
Estimated valuepricier than$180,20826% of homes52% of homes
Price per ft²pricier than$18256% of homes69% of homes
Living areabigger than990 ft²18% of homes21% of homes
Lot sizebigger than0.15 ac46% of homes61% of homes
Year builtnewer than197366% of homes83% of homes

About 8265 Beatrice

How much is 8265 Beatrice, Westland, MI worth?

The TopHap Estimate for 8265 Beatrice, Westland, MI is $180,208 as of Sep 24, 2026. The likely range is $170,217 to $190,199. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8265 Beatrice, Westland, MI last sell?

8265 Beatrice, Westland, MI last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 8265 Beatrice, Westland, MI?

8265 Beatrice, Westland, MI has 1 bathrooms, 990 square feet of living space and a 0.15-acre lot.

When was 8265 Beatrice, Westland, MI built?

8265 Beatrice, Westland, MI was built in 1973, making it 53 years old. It is a ranch home. The building has 1 story.

What schools serve 8265 Beatrice, Westland, MI?

8265 Beatrice, Westland, MI is assigned to Franklin High School (high), rated B+; Emerson Middle School (middle), rated C+; Cleveland Elementary School (elementary), rated B. All sit in Livonia Public Schools. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8265 Beatrice, Westland, MI compare to other homes in Westland 48185?

Among the 14,100 homes in Westland 48185, it is worth more than 26% of them ($180,208 against a typical $220,962), its price per square foot is higher than 56% of them ($182 against a typical $176), it is bigger than 18% of them (990 ft² against a typical 1,140 ft²), its lot is bigger than 46% of them (0.15 ac against a typical 0.16 ac) and it is newer than 66% of them (1973 against a typical 1962). Measured against all of Wayne County, it is worth more than 52% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 8265 Beatrice, Westland, MI?

The 2025 property tax bill for 8265 Beatrice, Westland, MI was $2,460. The county assessed it at $88,200.

More homes on Beatrice

Closest homes

More homes in Westland 48185

Assigned schools

Explore the area

See this home in context

Open 8265 Beatrice on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map