Enter a valid home value.
Current market value (what you could sell for)
Or enter your exact millage below
Enter a valid millage rate (1–100).
Find on your tax bill or at michigan.gov/taxes
Homestead saves ~18 mills (school operating tax)
New buyers: TV uncaps to SEV after purchase
Estimated Annual Property Tax
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⚠️ Disclaimer: This is an estimate for planning purposes only. Actual taxes depend on your exact taxable value, local millage rates, special assessments, exemptions, and assessment decisions by your local assessor. Verify with your county treasurer or the Michigan Department of Treasury.
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Sources & Methodology
Michigan property tax formula verified against the Michigan Department of Treasury official methodology and the City of Midland MI tax calculation guide.
Michigan Dept. of Treasury — Property Tax Estimator
Official state formula: Tax = Taxable Value × Millage Rate ÷ 1,000. SEV = 50% of market value. PRE homestead exemption removes 18-mill school operating levy.
Rocket Mortgage — Michigan Property Tax Guide 2026
2026 effective rate: 1.25% statewide average. County-by-county rate data and Proposal A taxable value cap explanation. Michigan ranked 38th in the US for property taxes.
Treadstone Mortgage — Michigan Millage Rates by County 2026
County-level millage rate data, homestead vs. non-homestead rate differences, and Proposal A taxable value uncapping explained for home buyers.
Formulas: SEV = Market Value ÷ 2. For new buyers: Taxable Value = SEV. Tax (homestead) = TV × (millage − 18) ÷ 1,000. Tax (non-homestead) = TV × millage ÷ 1,000. Effective rate = Annual Tax ÷ Market Value × 100. Note: The 18-mill school operating exemption is approximate; exact homestead savings vary by school district.
⏱ Last reviewed: April 2026
How Michigan Property Tax Is Calculated
Michigan property taxes are unique among US states due to Proposal A, passed by voters in 1994. Before Proposal A, all properties were taxed on 50% of their market value (the State Equalized Value or SEV). Proposal A introduced a new concept called Taxable Value — the actual value used to calculate your tax bill — which grows at a capped rate regardless of how much the market value increases.
For new buyers, this distinction matters significantly: when a property is sold, its taxable value “uncaps” and resets to the full SEV in the year following the sale. This means the seller’s current tax bill is rarely an accurate guide to what the new buyer will pay. Always estimate your taxes based on the SEV (50% of purchase price), not the seller’s current taxable value.
Michigan Property Tax Formula
SEV (Assessed Value) = Market Value ÷ 2
Annual Tax = Taxable Value × Millage Rate ÷ 1,000
Homestead savings: subtract 18 mills from rate
Example — $300,000 home, homestead, 35-mill total rate:
SEV = $300,000 ÷ 2 = $150,000 (taxable value for new buyer)
Effective homestead rate = 35 − 18 = 17 mills
Annual tax = $150,000 × 17 ÷ 1,000 = $2,550/year
Monthly escrow = $2,550 ÷ 12 = $212.50/month
Effective rate = $2,550 ÷ $300,000 = 0.85%
SEV = $300,000 ÷ 2 = $150,000 (taxable value for new buyer)
Effective homestead rate = 35 − 18 = 17 mills
Annual tax = $150,000 × 17 ÷ 1,000 = $2,550/year
Monthly escrow = $2,550 ÷ 12 = $212.50/month
Effective rate = $2,550 ÷ $300,000 = 0.85%
Michigan Property Tax Rates by County — 2026
| County | Major City | Approx. Total Mills | Est. Tax: $250K Home (Homestead) |
|---|---|---|---|
| Wayne | Detroit | ~42 mills | ~$3,000/yr |
| Ingham | Lansing | ~38 mills | ~$2,500/yr |
| Oakland | Pontiac | ~38 mills | ~$2,500/yr |
| Macomb | Mt. Clemens | ~37 mills | ~$2,375/yr |
| Washtenaw | Ann Arbor | ~36 mills | ~$2,250/yr |
| Kent | Grand Rapids | ~35 mills | ~$2,125/yr |
| Genesee | Flint | ~32 mills | ~$1,750/yr |
| Ottawa | Grand Haven | ~30 mills | ~$1,500/yr |
| Kalamazoo | Kalamazoo | ~28 mills | ~$1,250/yr |
| UP Average | Various | ~26 mills | ~$1,000/yr |
💡 New buyer tip: When buying a Michigan home, never assume your taxes will match the seller’s current bill. The seller may have owned the property for 20+ years with a taxable value far below the current SEV. Your taxable value will reset to the SEV the year after you purchase. Always ask the listing agent for the current SEV (not taxable value) and use that as your tax base. You can look up the SEV for any Michigan property at your county assessor’s website.
Frequently Asked Questions
Michigan property tax = Taxable Value × Millage Rate ÷ 1,000. The taxable value is typically the State Equalized Value (SEV = 50% of market value) for new buyers. For existing owners, it’s capped by Proposal A. The millage rate is set by your local government, school district, and state. Homestead properties subtract 18 mills (school operating) from the total millage.
Michigan’s Principal Residence Exemption (PRE) exempts your primary residence from the 18-mill school operating tax. This saves approximately $1,800/year on a $100,000 taxable value property. To qualify, you must own and occupy the property as your primary residence. Non-homestead properties (rentals, vacation homes, commercial) pay the full millage rate.
SEV (State Equalized Value) = 50% of market value. Taxable Value (TV) = value used to calculate your tax bill. For new buyers: TV = SEV. For existing owners: TV grows at the lesser of 5% or CPI annually, regardless of market value growth. When a property is sold, TV “uncaps” and resets to SEV the following year.
When you buy a Michigan property, the taxable value uncaps and resets to the full SEV the year following your purchase. This means your taxes will likely be higher than the seller’s current bill if they’ve owned the property for several years. Always estimate your taxes based on SEV (50% of purchase price), not the seller’s current taxable value.
Michigan’s effective property tax rate in 2026 is approximately 1.25% of market value on average. Rates vary by county: Ingham County (Lansing) has the highest effective rate at about 1.86%. Wayne County and Genesee County also rank high. Ottawa County and Kalamazoo County have lower effective rates. Michigan ranks 38th highest in the US for property taxes.
Your total millage rate appears on your annual tax bill. You can also look it up using the Michigan Department of Treasury’s Millage Rate database at michigan.gov/taxes. Enter your county, township/city, and school district to see the current millage breakdown. Total millage for homestead properties typically ranges from 25 to 45 mills depending on location.
Michigan property taxes are billed twice yearly. Summer taxes are billed July 1 and typically due September 14. Winter taxes are billed December 1 and typically due February 14. Some municipalities have different due dates. Most homeowners with a mortgage pay through escrow automatically. Late payments accrue interest and penalties, and unpaid taxes can result in property forfeiture after about 3 years.
One mill = $1 per $1,000 of taxable value. A 35-mill rate on a $100,000 taxable value = $3,500/year. Michigan total millage rates typically range 25–50 mills, composed of county mills, township/city mills, school district mills (operating + debt), intermediate school district, and the 6-mill state education tax. Homestead properties subtract 18 mills (school operating) from the total.
Yes. Michigan’s Homestead Property Tax Credit helps lower-income homeowners and renters whose property taxes are high relative to income. Homeowners with household income of $67,300 or less may qualify for a credit up to $1,600 on their MI income tax return. The credit equals the amount by which property taxes exceed 3.5% of household income. Renters may also qualify based on 20% of annual rent.
Divide your annual tax estimate by 12 for monthly cost. At Michigan’s 2026 average effective rate of 1.25%: $200,000 home = $208/month; $300,000 home = $313/month; $400,000 home = $417/month. Your mortgage servicer typically collects the monthly amount in escrow and pays the bi-annual tax bills on your behalf. Check your escrow statement to verify the amount being collected.
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