Auburn Hills vs Sylvan Lake: property taxes compared
Auburn Hills is the cheaper of the two. Its lowest homestead rate is 32.4857 mills against Sylvan Lake's 36.0418 — about $622 a year less on a $350,000 home at the uncapped taxable value.
Side by side
| Municipality | Homestead mills | County rank | $250,000 | $350,000 | $500,000 |
|---|---|---|---|---|---|
| Auburn Hills | 32.4857–39.0430 | 24 of 52 | $4,061 | $5,685 | $8,121 |
| Sylvan Lake | 36.0418–41.9749 | 29 of 52 | $4,505 | $6,307 | $9,010 |
Dollar columns are the annual homestead bill at the uncapped taxable value — roughly half the purchase price. Multi-district cities show their full rate range; the rank and dollar figures use each city's lowest district.
Same schools, different bill
These two municipalities share 1 school district. A school district is not a taxing unit — the city millage stacks on top — so the same classrooms can cost a different amount per year depending on which side of the municipal line the house sits.
| Shared district | Auburn Hills | Sylvan Lake | Gap on $350k |
|---|---|---|---|
| Pontiac City School District | 32.4857 | 36.0418 | $622/yr |
What the difference costs over time
Held for 10 years, that gap compounds to $6,223 at today's rates on a $350,000 home — before any millage change. At $250,000 the annual difference is $445; at $500,000 it is $889. The gap scales with price, so it matters more at the top of each city's market than at the bottom.
Choosing the district can matter more than choosing the city. Inside Auburn Hills alone the homestead rate runs 32.4857 to 39.0430 mills — a $1,148 annual swing on a $350,000 home, wider than the $622 gap between the two cities. Two houses on the same street can sit either side of that line.
All figures use each city's lowest homestead rate at the uncapped taxable value — roughly half the purchase price — from the Michigan Department of Treasury's 2025 Total Rates report. A non-homestead property adds about 18 mills on top in either city.
Common questions
Is Auburn Hills or Sylvan Lake cheaper for property taxes?
Auburn Hills is the cheaper of the two. Its lowest homestead rate is 32.4857 mills against Sylvan Lake's 36.0418 — about $622 a year less on a $350,000 home at the uncapped taxable value.
How much more are property taxes in Sylvan Lake than Auburn Hills?
About $622 a year on a $350,000 home — 36.0418 mills versus 32.4857 at each city's lowest homestead rate, using the official 2025 Michigan Treasury millage report.
Do Auburn Hills and Sylvan Lake share any school districts?
Yes — Pontiac City School District. The rate still differs across the municipal line because city millage stacks on top of the school levy, so the same district can cost more in one city than the other.
Will my bill match what the listing shows?
Usually not, in either city. Michigan taxable value uncaps the year after a sale and resets to roughly half the purchase price, so the seller's capped bill on the listing is almost always lower than what you will pay.