Affordability with real Michigan taxes
National calculators assume a 1.1% national average tax rate. In Detroit that's off by more than double. This one uses your actual city's millage — and the uncapped value you'll be taxed on.
True monthly payment estimator
Principal, interest, uncapped property tax, and insurance — the number your lender will actually quote.
Common questions
Why do national affordability calculators get Michigan wrong?
They plug in a national-average tax rate and the seller's current bill. Michigan taxable value uncaps to roughly half the purchase price the year after you buy, and millage runs from 14.77 to 73.69 mills across Metro Detroit — so the real payment depends on which side of a district line the house sits.
What tax number should I budget with when buying?
About half the purchase price times your municipality and school-district millage — the uncapped bill. Budgeting from the listing's current-taxes line is how buyers end up house-poor in year two.
How much difference can the school district make?
Up to $10,311 a year on the same $350,000 home across the region's millage range. Even within one school district the stacked local millage can differ by thousands between municipalities.
Does the Principal Residence Exemption change my payment?
Yes. Owner-occupants who file the PRE avoid up to 18 mills of school operating tax; rentals and second homes pay it. On $175,000 of taxable value that is up to $3,150 a year — worth confirming before you write the offer.
Every number you need, before you sign
Tax Uncapping
What your taxes actually become after closing.
Escrow Shock
Your year-two payment increase and shortage notice.
Seller Net Sheet
Net proceeds after transfer tax, commission and payoff.
Property Tax
This year's bill from official 2025 millage for your exact district.
Transfer Tax
What the seller owes the state and county at closing.
Tax Appeal
Are you over-assessed, and would appealing actually save you anything?