Residential Property

Your taxes can be affected by many different reasons including but not limited to the following examples:  Transfer of ownership (uncapping), value-producing home improvement factors, increase in home sales in your area, verifying correct square footage, etc.

If you feel taxes are too high, you should make your opinion known to the Assessor's Office. The staff will be glad to answer your questions and explain how to appeal if you cannot come to an agreement. The Assessor's Office relies on the property owner for information. You can help by providing accurate information. Be sure to take advantage of the state's property tax relief programs. 

In accordance with the Michigan Constitution as amended by Proposal A of 1994, a transfer of ownership will cause the taxable value of the transferred property to uncap in the calendar year following the year of the transfer. Ultimately the taxable value becomes equivalent to the assessed value the year following the sale.

An appeal can be made during the February Assessors Review Period for the first 3 weeks in February from the 1st to the 22nd.

An addition can increase the assessed value which may affect the taxable value.  An appraiser would have to conduct a field review to measure and gather information for a determination.

Individual tax bills are calculated by taking the taxable value and multiplying it by the local mill’s rate.

The Office of the Assessor utilizes a two-year sales study to analyze market values within each neighborhood.

The Michigan Constitution requires the property to be uniformly assessed at 50% (Assessed Value) of the usual selling price, also referred to as True Cash Value. Taxable Value is the value on which property taxes are calculated. The assessed value is determined by a property’s market value.  Taxable value is the value used to determine the property owner’s tax liability.  Taxable value increases from year to year by the rate of inflation or 5%, whichever is less.

Your tax rate is affected by many different reasons including but not limited to the following factors:  A millage increase will cause your taxes to increase. Also, a transfer of ownership (uncapping) would generate an increase in taxes as well.  Under Michigan law, property taxes can increase by 5% or the rate of inflation, whichever is less.

Owner/occupied properties that do not have a PRE on file will NOT be exempt from paying the local school operating cost.

Upon request your taxable value can be provided. You can then use it to multiply by the local mills rate.

There are two components in calculating the tax bill amount - the taxable value and the millage rate. The taxable value increases in conjunction with the Consumer Price Index (CPI) and changes in the millage rates are determined by various referendums approved by the voters. Multiply the taxable value by the millage rate to estimate the tax bill amount.

Even though there was no sale, a transfer of ownership occurred. However, there are certain transfers that are exempt from the definition of "transfer of ownership", that would not result in the uncapping of your property's taxable value.  For example, “related first infinity” family members. Otherwise, in accordance with the Michigan Constitution as amended by Proposal A of 1994, a transfer of ownership will cause the taxable value of the transferred property to uncap in the calendar year following the year of the transfer of ownership, unless it meets a requirement for exemption.

Changes to the property that include, but are not limited to, the following: Additions to the property, demo of a structure, garage removal and change in class (two- family to single- family) are reasons to contact the Assessor.

An unforeseen circumstance, such as fire damage, would also be a reason to reach out to the Assessor. However, if in doubt, please contact the Assessors Office.

The property owner may apply for the NEZ abatement.