Michigan property tax calculator
A Michigan tax bill is taxable value divided by 1,000, multiplied by the millage rate for your exact city and school district. Both halves matter: two homes on the same street can sit in different districts and differ by more than 10 mills. This uses the official 2025 rates for 236 Southeast Michigan municipalities.
What are the annual taxes on this home?
Enter the taxable value from your assessment notice for your current bill, or estimate it from a purchase price. Buying? The number you want is on the property tax uncapping calculator instead — it shows what the bill becomes after the sale resets your taxable value.
Common questions
How do you calculate property taxes in Michigan?
Divide the taxable value by 1,000 and multiply by the millage rate for your city and school district. A $120,000 taxable value in a 42-mill district is $5,040 a year. Taxable value is not market value and not SEV — it is the capped figure on your February assessment notice.
What is the difference between taxable value, SEV and market value?
Market value is what the home would sell for. SEV is the assessor's figure at roughly half of that. Taxable value is SEV held down by Proposal A's cap, which limits annual growth to the lesser of 5% or inflation for as long as one owner keeps the home. Your bill is computed on taxable value only.
How much does the Principal Residence Exemption save?
The PRE removes 18 mills of school operating tax, so on a $120,000 taxable value it is worth about $2,160 a year. Claim it with Michigan Form 2368 by June 1 for that year's summer bill.
Why do two homes on the same street pay different taxes?
Either they sit in different school districts — many Michigan cities span several, and the spread can exceed 10 mills — or one has been owned far longer, leaving its taxable value capped well below the other's.
Will my taxes change when I buy the house?
Yes. A sale uncaps taxable value the following year and resets it to roughly half the sale price, which is usually a large increase over the seller's capped figure. The property tax uncapping calculator shows that specific number.
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.
Affordability
True monthly payment with uncapped Michigan taxes.
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?