Elba Township property taxes & housing data
Elba Township is taxed at 22.2592–28.8716 mills across 2 school districts. That is 0.00 mills below the Lapeer County median and 10.35 mills below the Southeast Michigan median — the 11th lowest of 21 municipalities in the county, and 20 of 236 region-wide.
Rates by school district
| School district | Homestead | Non-homestead | $250,000 | $350,000 | $500,000 |
|---|---|---|---|---|---|
| Lapeer Community School District | 22.2592 | 40.2592 | $2,782 | $3,895 | $5,565 |
| Davison Community School District | 28.8716 | 46.6322 | $3,609 | $5,053 | $7,218 |
Homestead (PRE) applies to your primary residence. Non-homestead applies to rentals and second homes. Dollar columns are the annual bill at the uncapped taxable value — half the purchase price — at the homestead rate.
How Elba Township compares in Lapeer County
| Municipality | Lowest millage | Annual tax on $350,000 |
|---|---|---|
| Mayfield Township | 21.0327 | $3,681 |
| Hadley Township | 21.5678 | $3,774 |
| Imlay Township | 21.7820 | $3,812 |
| Almont Township | 22.2333 | $3,891 |
| Elba Township | 22.2592 | $3,895 |
| North Branch Township | 22.2826 | $3,899 |
| Marathon Township | 23.3360 | $4,084 |
| Metamora Township | 23.5869 | $4,128 |
| Attica Township | 23.7419 | $4,155 |
← Almont Township (lower) · North Branch Township (higher) →
For sale in Elba Township right now
17 active listings in Elba Township — the 6 newest below. Remember: every one of them uncaps the year after closing, so the bill you should budget is the uncapped one above, not the seller's.
$214,900
1187 Hadley RD · Elba Township
3 bd · 1 ba · 1,346 sqft
Listing courtesy of Coldwell Banker Professionals
$695,000
2875 Bullock RD · Elba Township
4 bd · 3 ba · 2,950 sqft
Listing courtesy of Epique Realty
$599,900
257 Sterling DR · Elba Township
4 bd · 3 ba · 2,200 sqft
Listing courtesy of Realty Executives Main St LLC
$239,999
160 S Elba RD · Elba Township
5 bd · 3 ba · 3,672 sqft
Listing courtesy of Keller Williams Realty-Great Lakes
$675,000
3280 W Sutton RD · Elba Township
6 bd · 4 ba · 6,290 sqft
Listing courtesy of Realty Executives Main St LLC
$199,000
67 Gray RD · Elba Township
3 bd · 2 ba · 2,000 sqft
Listing courtesy of Epique Realty
IDX provided courtesy of Realcomp II Ltd. via Match Realty LLC and Realcomp II Ltd, ©2026 Realcomp II Ltd. Shareholders. The accuracy of all information, regardless of source, is not guaranteed or warranted. All information should be independently verified. Listings refreshed 2026-11-03T10:57+00:00; refreshed at least twice daily.
Waterfront in Elba Township: Lake Lapeer — recorded sale prices and all-sports status for the lake.
Compare Elba Township with another community
Elba Township has 14 side-by-side comparisons, 11 of them with a community that shares a school district — same schools, different bill. Dollar columns are the annual homestead bill on a $350,000 home at the uncapped taxable value, and the last column is the difference against Elba Township.
| Comparison | Their lowest millage | Annual tax on $350,000 | vs Elba Township |
|---|---|---|---|
| Elba Township vs Lapeer · same schools | 29.3642 | $5,139 | +$1,243 |
| Elba Township vs Dryden Township · same schools | 23.9305 | $4,188 | +$292 |
| Elba Township vs Arcadia Township · same schools | 20.6206 | $3,609 | −$287 |
| Elba Township vs Deerfield Township · same schools | 20.7543 | $3,632 | −$263 |
| Elba Township vs Attica Township · same schools | 23.7419 | $4,155 | +$259 |
| Elba Township vs Oregon Township · same schools | 20.9292 | $3,663 | −$233 |
| Elba Township vs Metamora Township · same schools | 23.5869 | $4,128 | +$232 |
| Elba Township vs Lapeer Township · same schools | 21.0232 | $3,679 | −$216 |
| Elba Township vs Mayfield Township · same schools | 21.0327 | $3,681 | −$215 |
| Elba Township vs Marathon Township | 23.3360 | $4,084 | +$188 |
| Elba Township vs Hadley Township · same schools | 21.5678 | $3,774 | −$121 |
| Elba Township vs Imlay Township | 21.7820 | $3,812 | −$84 |
| Elba Township vs Almont Township | 22.2333 | $3,891 | −$5 |
| Elba Township vs North Branch Township · same schools | 22.2826 | $3,899 | +$4 |
Look up, pay and appeal your Elba Township taxes
Elba Township bills twice a year. The summer bill is issued July 1 and the winter bill December 1; most communities make them due September 14 and February 14, and anything still unpaid on March 1 moves to the county treasurer as delinquent, with interest added monthly. Both bills are collected by the Elba Township treasurer, so the balance on a specific parcel is on the city or township site first (most of Southeast Michigan uses BS&A Online for this) and on the county site once it is late.
- Lapeer County property & delinquent tax search — parcel and tax search for Lapeer County addresses.
- Lapeer County Treasurer — where a bill goes once it is delinquent: balances, payment plans and the hardship deferral.
- Estimate a bill before you look one up — the figure on the current owner's statement is capped; this gives you the uncapped one.
Appealing the assessment
Assessment notices go out in late February. If the assessed value is more than half of what the house would actually sell for, the appeal runs in two steps and the first one cannot be skipped: the March Board of Review in Elba Township (dates and the petition form are on the assessor's notice), then, if the board does not move, a petition to the Michigan Tax Tribunal by July 31 for residential property. The July and December boards do not re-value: they correct qualified errors (clerical mistakes, mutual mistakes of fact, a wrong principal residence exemption) and hear poverty exemptions. A successful appeal lowers the assessed value, not the millage — the 22.2592–28.8716 mills above apply to whatever value stands after it.
A home bought this year is a special case: the taxable value uncaps to the assessed value next year regardless of the appeal, so the number to check on the first notice after closing is the assessed value against the price you paid.
Common questions
What is the property tax rate in Elba Township, Michigan?
Elba Township is taxed at 22.2592–28.8716 mills for a homestead (principal residence) under the official 2025 Michigan Department of Treasury millage report. On a $350,000 home at the uncapped taxable value that is about $3,895 a year.
Does the tax rate change by address within Elba Township?
Yes. Elba Township spans 2 school districts and the rate runs from 22.2592 to 28.8716 mills depending on the district your address falls in — a difference of $1,157 a year on a $350,000 home. The district table above lists every rate.
How much are property taxes on a $350,000 home in Elba Township?
About $3,895 a year at the homestead rate. Michigan taxes the taxable value, not the sale price, and after a sale that value uncaps to roughly half what you paid — so $350,000 is taxed on about $175,000.
Why is the tax bill on a Elba Township listing lower than what I would pay?
Because the figure on the listing is the seller's. Michigan caps annual taxable-value growth while an owner keeps the property, and that cap is removed the year after it sells. The longer the seller owned it, the further their bill sits below yours.
How does Elba Township compare with the rest of Lapeer County?
It is the 11 lowest of 21 municipalities in Lapeer County and 20 of 236 across the eight-county region — 0.00 mills below the county median.
How do I look up or pay my Elba Township property tax bill?
Summer and winter bills are collected by the Elba Township treasurer, so the balance on a parcel is on the municipality's own site (usually BS&A Online). Once a bill is delinquent — March 1 — it moves to the Lapeer County Treasurer, whose parcel search covers every address in the county.
How do I appeal my Elba Township property tax assessment?
Petition the Elba Township March Board of Review first — the dates are on the assessment notice mailed in late February — and, if that fails, the Michigan Tax Tribunal by July 31 for residential property. The board step is mandatory; the Tribunal will not hear a residential appeal that skipped it. An appeal changes the assessed value, not the millage (22.2592–28.8716 mills).
Is down payment assistance available for homes in Elba Township?
Likely, but verify per program: 100% of the 44 Elba Township sales evaluated by Down Payment Resource over the last 12 months were flagged as potentially matching at least one assistance program. The flag is an indicator, not a promise — compare the programs and check your numbers.
What your Elba Township taxes become after you buy
Michigan taxable value uncaps the year after a sale and resets to roughly half the purchase price. The calculator below is already set to Elba Township — enter a price and the seller's current taxable value.
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.
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.