Where to Live in
Livonia

2026 Neighborhood Shortlist: Livonia, MI

The 2026 Vibe Check

Livonia isn't exploding; it's consolidating. For years, we were the quintessential "stopover" suburb—safe, solid, but you drove through it to get somewhere else. That's changed. The 696 corridor is now a hard border, splitting the "Old Livonia" of sprawling post-war ranches from the new reality pushing west toward Plymouth. The real estate action is happening along Plymouth Road, specifically between Merriman and Newburgh. This strip is shedding its dated 90s skin for polished vinyl-sided storefronts. You're seeing it with the new Kroger Marketplace renovation and the surge of niche gyms replacing old warehouses.

Gentrification isn't a dirty word here; it's a lifeline. The east side, closer to Redford and Southfield, is feeling the squeeze. It's older, the homes are smaller, and the rental market is absorbing the overflow from Detroit's price hikes. But the west side? That's where the equity is building. The "M-14 Divide" is real. If you're south of M-14, you're in the stable family zone. If you're north, you're in the transit-accessible, value-driven zone. The biggest shift is the nightlife—or lack thereof. We're not building clubs; we're building better taprooms and patios. The Fillmore isn't just a bar; it's the anchor holding the "cool" side of Livonia together. The city is quietly becoming a destination for buyers who got priced out of Northville but refuse to live in a subdivision with no trees.

The Shortlist

Cherry Hill & Newburgh

• The Vibe: Established Suburban.
• Rent Check: 10-15% above city average. Expect $1150+ for a decent 1BR.
• The Good: This is the "it" spot for a reason. You're walking distance to Barton Park (the best dog park setup in the city) and the Kroger on Newburgh is a legitimate hub. The schools (Coolidge Elementary) are consistently top-tier, and the yards are actual yards, not patches of sod. Walkability is high if you live off Newburgh or Cherry Hill Road; you can hit a barber, a decent pizza spot, and the liquor store without moving your car.
• The Bad: Parking is a nightmare on the older streets (think W Chicago south of Newburgh). The housing stock is 1950s-60s, so you're dealing with cast iron plumbing and knob-and-tube wiring if you don't inspect hard. Traffic on Newburgh during school pickup is gridlocked.
• Best For: Families who want the "forever home" feel without the Northville price tag.
• Insider Tip: Drive down St. Mary's Lane between Newburgh and Farmington. It’s a tree-canopy tunnel that feels miles away from the city.

The 5 Mile / Farmington Border

• The Vibe: Hipster Industrial.
• Rent Check: Right at average, maybe $1050.
• The Good: This is where the younger crowd lives. You're literally on the border of Farmington, so you get Livonia prices with Farmington's walkability bleed-over. The social scene is anchored by The Fillmore, a killer bar with a patio that feels like a backyard party, and One-Eyed Betty's nearby. If you're a foodie, you're hitting Thai Palace or Buddy's Pizza (the real one, not the chain spin-offs). It's dense, active, and you hear music from patios on summer nights.
• The Bad: It's loud. You're close to the I-275 interchange, and the traffic noise is real. The apartments here are often conversions of old industrial spaces—cool aesthetics, but thin walls. Street parking is competitive.
• Best For: Young professionals who want a social life without driving to Royal Oak.
• Insider Tip: The alleyways off 5 Mile between Farmington and Merriman are where the best graffiti art and hidden garages are. Park there and walk to The Fillmore.

North of M-14

• The Vibe: Blue Collar Transition.
• Rent Check: Below average. $900 - $980 for a 1BR.
• The Good: This is the value play. The stock is strictly 1960s-70s brick ranches and raised ranches. You get more square footage for your money. It's incredibly close to Ford Rd and I-275, making the commute into Detroit or Dearborn a breeze (15-20 mins max). The Livonia Recreation Center is up here, which is the best gym/pool facility for the money in the metro area.
• The Bad: It feels generic. Strip malls on Plymouth north of M-14 are a wasteland of fast food chains. Crime is statistically higher here than the south side (mostly property crime, but still). The schools are fine, but they don't have the same reputation as the Cherry Hill area. The "Livonia Wall" (the sound barrier along M-14) is a constant visual reminder that you're living next to a highway.
• Best For: Commuters who need highway access immediately and budget-conscious buyers.
• Insider Tip: Sahara Restaurant on Plymouth is the best Lebanese food in the city, hands down. It’s a local institution that survives on the north side traffic.

Schoolcraft / Inkster

• The Vibe: Transit Corridor.
• Rent Check: Lowest in the city. $850 - $950.
• The Good: If you don't own a car, this is the only place to look. The SMART bus routes along Inkster and Schoolcraft are frequent, and you're a short ride to the Fairlane Town Center transit center or the Southfield corridor. The rents are low because the housing stock is older apartments and dense multi-families. It's a practical, no-nonsense area.
• The Bad: It's the grittiest part of Livonia. The retail is discount-heavy (dollar stores, cash advance spots). There is zero walkability for leisure; you walk to the bus stop, not to a coffee shop. You need to be street-smart here, especially at night near the major intersections.
• Best For: Students, essential workers, and anyone prioritizing transit over aesthetics.
• Insider Tip: The Inkster Road corridor is the dividing line. South of Schoolcraft is quieter residential; north of Schoolcraft gets industrial fast.

Strategic Recommendations

For Families:
Stick to Cherry Hill & Newburgh. The school district boundaries here are the sell. Churchill High School and Stevenson High School catchments in this area are the most desirable. The basements are finished, the streets are tree-lined, and the HOA fees are non-existent compared to the newer subdivisions popping up in Plymouth Township. You’re buying stability.

For Wall St / Tech:
If you're working in Southfield or downtown Detroit, North of M-14 is your commute winner. You can hop on 696 or 275 in under 5 minutes. However, if you're hybrid and want a better quality of life, the 5 Mile / Farmington Border gives you a quick shot to I-96 and I-275 while keeping you near actual amenities. Don't live west of Merriman if you commute during rush hour; the traffic backing up onto 96 is a killer.

The Value Play (Buy Before 2028):
The area surrounding Adams Road south of 5 Mile. It's currently overlooked—mostly original 1960s homes with owners who have been there for 30+ years. The Farmington border is pushing west, and Adams is the next logical artery. The schools are solid, the lots are large, and you're still getting in under the Northville spillover price. Buy here, update the kitchen, and ride the wave as the Farmington Public Schools reputation bleeds further into Livonia.