Michigan real estate calculators
Eight tools that use your actual school-district millage rather than a national average. Every one runs on the Michigan Treasury's published rates for all 236 Metro Detroit municipalities and 203 school districts — free, and no email required to see the number.
Tax Uncapping
What your taxes actually become after closing.
Run itEscrow Shock
Your year-two payment increase and shortage notice.
Run itSeller Net Sheet
Net proceeds after transfer tax, commission and payoff.
Run itAffordability
True monthly payment with uncapped Michigan taxes.
Run itTax Appeal
Are you over-assessed, and would appealing actually save you anything?
Run itProperty Tax
This year's bill from official 2025 millage for your exact district.
Run itTransfer Tax
What the seller owes the state and county at closing.
Run itDPA Eligibility
Which down payment programs you match — and which are never repaid.
Run itChoosing the right calculator
You are buying. The listing shows the seller's tax bill, and it is not the bill you will get. A Michigan sale uncaps taxable value the following year and resets it to roughly half the purchase price, so a $350,000 home is taxed on about $175,000 whatever the seller was paying. The uncapping calculator gives you the number you will actually pay, and the affordability calculator puts it into a monthly payment. If your lender escrowed off the seller's old bill, the escrow shortage calculator shows the year-two jump — which carries both the higher ongoing bill and the accumulated shortfall at once.
You are selling. Michigan charges the seller $8.60 per $1,000 of sale price in transfer tax — $3.75 per $500 to the state, $0.55 per $500 to the county, each on the price rounded up to the next $500. That is $3,010 on a $350,000 sale, and after commission it is the largest line on the settlement statement. The transfer tax calculator splits it and checks whether the state half is refundable; the net sheet carries it through to what you actually walk away with.
You already own. The property tax calculator computes this year's bill from your taxable value and district millage, and prices what the Principal Residence Exemption is worth to you — it removes 18 mills of school operating tax, so on a $120,000 taxable value that is roughly $2,160 a year. If the assessment looks wrong, the tax appeal calculator tests whether you are over-assessed and whether appealing would recover enough to be worth the March board hearing.
Rates come from the Michigan Department of Treasury's published Total Rates report and are matched to your specific city and school district, because the two together set the bill. Many Michigan cities span several districts, and the spread inside one city can exceed 10 mills — about $1,200 a year on a $120,000 taxable value. A calculator that asks only for your city cannot see that difference.