"Valid until June 17, 2027, at which time it shall expire if actual physical construction has not commenced." That line comes from Delhi Township's Board of Trustees on May 19, 2026. The board voted 7-0 to give Elkhorn Pass one more year. Elkhorn Pass is a 148-home development planned on 47.46 acres near the northwest corner of Holt and College Roads, and its final approval dates back to December 17, 2024.

If you're house hunting in Holt and figure the smart move is to wait for the new subdivisions, that extension says a lot. The largest new single-family project in the township hadn't started construction by last spring. Even when it does, you won't be able to buy any of its 148 houses. They're planned as rentals.

The two projects, side by side

Holt has two new neighborhoods working their way through township records. Both use the same financing tool, and that tool largely decides who the homes are for.

Add it up and you get about 243 new houses. Roughly 75 of them, all in Evergreen Village, are planned for sale. The other 168 or so are rentals. That works out to about seven of every ten new single-family homes on Holt's drawing board.

Why the rentals come first

Both projects are filed as Brownfield Plans, a label that usually means old factory land. These are different. Under 2023 changes to Michigan law, which MSHDA says were signed on July 18, 2023, communities can use tax increment financing for housing projects on land with no contamination at all. The April 2026 Brownfield Authority minutes for Evergreen Village state it directly: the plan qualifies for TIF "as a housing property that is not contaminated."

Here's how the tool works. Once a house is built, the property taxes on the new value are captured for a set period and used to repay the developer for eligible costs. To qualify, a project has to include homes for income-qualified households. Michigan's Senate Fiscal Agency defines those as households earning no more than 120% of area median income, adjusted for family size.

The simplest way to deliver those income-qualified homes is to rent them, so both developers do. Elkhorn Pass makes the entire project rental. Evergreen Village mixes about 20 income-restricted rentals into an otherwise for-sale subdivision.

It also helps to know who's building Elkhorn Pass. In 2023, MLive reported that Allen Edwin Homes operates under the Green Development Ventures LLC name, in a story about a Jackson plan for up to 136 single-family rentals. The Holt project has always been planned as rentals. When the Planning Commission recommended it in November 2024, it was described as 157 single-family rental units, and the later brownfield plan settled on 148 homes.

The 120% figure confuses a lot of people. It's a ceiling on household income. It is not the rent. Evergreen Village's plan models its income-restricted rents at about 100% of area median income, roughly $2,429 a month for a four-bedroom home, not counting utilities.

The for-sale homes arrive in small batches

Evergreen Village is the one place in this pipeline where you'll be able to buy a new house. The township packet places it on about 41 acres off Krantz Road, extending Juniper Place and Spruce Avenue inside an existing subdivision you reach from Grovenburg Road.

The schedule is the hard part. The plan has homes built over six years, about 18 a year for the first five, with construction starting in spring 2026 and finishing in fall 2031. The attorney memo in the same packet says fall 2032. Those 18 homes a year also include the rentals. The plan doesn't publish sale prices for the market-rate homes.

Now compare that with the township's need. The housing study cited in the Evergreen plan, from the Tri-County Regional Planning Commission, estimates that Delhi Charter Township needs 720 new housing units over five years, about 144 a year. Even at full speed, Evergreen Village would cover about an eighth of that each year, and only some of those homes would be for sale.

As of the most recent records we found, the plan hasn't fully cleared the township either. On April 28, 2026, the Brownfield Redevelopment Authority voted 7-0 to recommend it, on the condition that an "acceptable Police and Fire Services Agreement" be signed. The packet scheduled a Township Board public hearing for May 19, 2026. But the May 19 board agenda doesn't list the plan. The development item that night was the Elkhorn Pass extension.

The police and fire condition, and what's on the November ballot

That condition has its own reason behind it. A brownfield plan captures part of the new property taxes a development pays, and in Delhi Township that includes the police and fire millage. The draft service agreement for Elkhorn Pass says the development "has increased the Township police and fire departments' service areas." It has the developer pay the township 2.9522 per $1,000 of taxable value every year for the life of the plan to cover the extra cost.

The township's own funding for those departments is on the ballot in a few weeks. WKAR's voter guide, published October 3, 2026, reports that Delhi Township voters will decide on November 3 whether to restore the fire and emergency medical services millage and the police millage to their original rate of 1.5 mills each, renewed for eight years through 2033. Each would raise more than $1.8 million in its first year. Holt Public Schools is also asking voters to renew its operating millage through 2036.

If you're buying in Holt this fall, the outcome changes the millage on your future tax bill. Ask your title company or the township treasurer which rates will apply to the property you're looking at. This is general information, not tax advice.

What this means for your search in Holt

If you're comparing Holt with Okemos, Haslett or DeWitt, the township's own records point to four practical takeaways:

1. Shop the resale market. The pipeline won't add much for-sale supply soon. Evergreen Village is the only for-sale source, and it's planned at a few dozen homes a year at most.
2. Expect an older house. The housing study in the Evergreen plan says about 28% of Delhi Township's homes were built before the 1970s. Plan your inspection budget around that.
3. Look at the street map. If Juniper Place or Spruce Avenue near Holt High School interests you, building those extensions depends on Evergreen Village getting final approval.
4. Know what's planned near College Road. Elkhorn Pass is designed with a playground, dog park, pickleball courts, green space and preserved wetlands, plus a road connection to Holt Road and a planned link to College Road. If you're looking at homes nearby, those plans tell you what may be built next door.

We couldn't find any Holt-specific sale prices or inventory figures for July through September 2026 in public data. So this post sticks to what the township has approved and scheduled, which is the part of the market you can check yourself.

Quick answers

Can I buy a home in Elkhorn Pass? Not under the current plan. All 148 homes are planned as rentals, about 31 of them income-restricted for ten years and the rest at market rents.

When will Elkhorn Pass be built? The brownfield plan called for starting in spring 2026 and finishing in fall 2028. The township's May 2026 extension shows construction hadn't started by then, and the planned development expires on June 17, 2027 if work hasn't begun.

Does the 120% income limit apply to the for-sale homes in Evergreen Village? The plan applies it to about 20 income-restricted rental homes, for ten years. The remaining homes are planned as market-rate sales.

Where can I follow these projects? Delhi Township posts board, Brownfield Authority and Planning Commission agendas and minutes in its Agenda Center, and the Delhi DDA posts its board packets online.

If you'd rather not wait on a subdivision that's still on paper, Advantage In Team can help you find Holt's existing homes now. That includes the older houses that need a careful inspection plan and the streets closest to where Elkhorn Pass and Evergreen Village are planned. And if you already own a house in Holt and want to know where it stands while new supply is this thin, start with Get Your Instant Home Valuation.