Memphis vs Richmond: property taxes compared
Richmond is the cheaper of the two. Its lowest homestead rate is 41.9639 mills against Memphis's 44.2314 — about $397 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 |
|---|---|---|---|---|---|
| Richmond | 41.9639 | 29 of 31 | $5,245 | $7,344 | $10,491 |
| 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.
What the difference costs over time
Held for 10 years, that gap compounds to $3,968 at today's rates on a $350,000 home — before any millage change. At $250,000 the annual difference is $283; at $500,000 it is $567. The gap scales with price, so it matters more at the top of each city's market than at the bottom.
Neither city splits across districts at different rates, so an address anywhere in Memphis pays the 44.2314-mill homestead rate and anywhere in Richmond pays 41.9639. The comparison above is the whole story.
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 Memphis or Richmond cheaper for property taxes?
Richmond is the cheaper of the two. Its lowest homestead rate is 41.9639 mills against Memphis's 44.2314 — about $397 a year less on a $350,000 home at the uncapped taxable value.
How much more are property taxes in Memphis than Richmond?
About $397 a year on a $350,000 home — 44.2314 mills versus 41.9639 at each city's lowest homestead rate, using the official 2025 Michigan Treasury millage report.
Do Memphis and Richmond share any school districts?
No. Memphis and Richmond draw from different school districts, so a move between them changes both the city millage and the school levy underneath it.
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.