Memphis vs Memphis: property taxes compared
Memphis is the cheaper of the two. Its lowest homestead rate is 40.2848 mills against Memphis's 44.2314 — about $691 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 |
|---|---|---|---|---|---|
| Memphis | 40.2848 | 14 of 24 | $5,036 | $7,050 | $10,071 |
| Memphis | 44.2314 | 30 of 31 | $5,529 | $7,740 | $11,058 |
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 | Memphis | Memphis | Gap on $350k |
|---|---|---|---|
| Memphis Community School District | 40.2848 | 44.2314 | $691/yr |
Common questions
Is Memphis or Memphis cheaper for property taxes?
Memphis is the cheaper of the two. Its lowest homestead rate is 40.2848 mills against Memphis's 44.2314 — about $691 a year less on a $350,000 home at the uncapped taxable value.
How much more are property taxes in Memphis than Memphis?
About $691 a year on a $350,000 home — 44.2314 mills versus 40.2848 at each city's lowest homestead rate, using the official 2025 Michigan Treasury millage report.
Do Memphis and Memphis share any school districts?
Yes — Memphis Community 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.