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Michigan property tax uncapping calculator

When a Michigan home changes hands, its taxable value uncaps the following year and resets to roughly half the sale price. Buyers routinely get blindsided by a bill that's thousands higher than the listing showed. Here's your actual number.

By Cyrus Wheeler, Broker/Owner · Updated · Michigan Dept. of Treasury 2025 Total Rates

Buyer Tool

What will your tax bill be after closing?

Your taxable value uncaps the year after closing and resets to roughly half the purchase price — so a $350,000 home is taxed on about $175,000, whatever the seller was paying. Enter the price and the current taxable value below.

236 municipalities across the 8-county Southeast Michigan region.
Most cities span several districts, and the rate difference between them can exceed 10 mills. This is the step every other calculator skips.
Auto-filled from the official 2025 state report. Override it with the exact rate from your tax bill if you have it.
Not the same as market value or SEV. This is what's capped today.
Non-homestead adds roughly 18 mills of school operating tax.
Your annual tax increase
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Seller pays today—
Your new taxable value—
You'll pay after uncapping—
Added to monthly escrow—
Why this matters: the increase hits in the tax year after your closing — so your first year looks fine and year two jumps. Lenders often escrow off the seller's old bill, which creates a shortage and a payment increase you didn't plan for.

Get this run on a specific address

We'll pull the actual assessed value, taxable value, and exact millage for any Metro Detroit property and send the real number within the hour.

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Common questions

What does uncapping mean in Michigan property taxes?

Proposal A caps how fast a home's taxable value can grow — the lesser of 5% or inflation each year — for as long as one owner holds it. A sale removes the cap: the following year taxable value resets to the state equalized value, roughly half the sale price, and your bill is computed on that higher number.

When do my property taxes uncap after I buy?

The year after the transfer. Close in 2026 and the 2027 assessment resets your taxable value, so 2027's summer and winter bills are the first at the new amount — which is why the first year in the house looks deceptively cheap.

Why is the seller's tax bill lower than what I will pay?

The longer the seller owned the home, the further the cap held their taxable value below half of today's market value. Their bill reflects that capped number; yours starts from the uncapped one. The listing's “current taxes” line is their history, not your future.

Are any transfers exempt from uncapping?

Some — transfers between spouses, certain transfers to close family members where the home stays residential, and some trust transfers. An ordinary arm's-length purchase always uncaps.

More tools

Every number you need, before you sign

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.

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?