Bedford Township vs Luna Pier: property taxes compared
Bedford Township is the cheaper of the two. Its lowest homestead rate is 24.1129 mills against Luna Pier's 33.2036 — about $1,591 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 |
|---|---|---|---|---|---|
| Bedford Township | 24.1129–26.7533 | 4 of 19 | $3,014 | $4,220 | $6,028 |
| Luna Pier | 33.2036 | 16 of 19 | $4,150 | $5,811 | $8,301 |
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 | Bedford Township | Luna Pier | Gap on $350k |
|---|---|---|---|
| Mason Consolidated School District | 24.1129 | 33.2036 | $1,591/yr |
What the difference costs over time
Held for 10 years, that gap compounds to $15,909 at today's rates on a $350,000 home — before any millage change. At $250,000 the annual difference is $1,136; at $500,000 it is $2,273. 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 Bedford Township alone the homestead rate runs 24.1129 to 26.7533 mills — a $462 annual swing on a $350,000 home, narrower than the $1,591 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 Bedford Township or Luna Pier cheaper for property taxes?
Bedford Township is the cheaper of the two. Its lowest homestead rate is 24.1129 mills against Luna Pier's 33.2036 — about $1,591 a year less on a $350,000 home at the uncapped taxable value.
How much more are property taxes in Luna Pier than Bedford Township?
About $1,591 a year on a $350,000 home — 33.2036 mills versus 24.1129 at each city's lowest homestead rate, using the official 2025 Michigan Treasury millage report.
Do Bedford Township and Luna Pier share any school districts?
Yes — Mason Consolidated 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.