Memphis property taxes & housing data
Memphis is taxed at 44.2314 mills across 1 school district. That is 17.17 mills above the St. Clair County median and 11.63 mills above the Southeast Michigan median — the 30th lowest of 31 municipalities in the county, and 181 of 236 region-wide.
Rates by school district
| School district | Homestead | Non-homestead | $250,000 | $350,000 | $500,000 |
|---|---|---|---|---|---|
| Memphis Community School District | 44.2314 | 62.2314 | $5,529 | $7,740 | $11,058 |
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 Memphis compares in St. Clair County
| Municipality | Lowest millage | Annual tax on $350,000 |
|---|---|---|
| St. Clair | 38.9814 | $6,822 |
| Marysville | 39.9654 | $6,994 |
| Port Huron | 41.3099 | $7,229 |
| Richmond | 41.9639 | $7,344 |
| Memphis | 44.2314 | $7,740 |
| Yale | 46.6898 | $8,171 |
← Richmond (lower) · Yale (higher) →
Compare Memphis with another community
Memphis has 10 side-by-side comparisons, 7 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 Memphis.
| Comparison | Their lowest millage | Annual tax on $350,000 | vs Memphis |
|---|---|---|---|
| Memphis vs Richmond Township · same schools | 23.2587 | $4,070 | −$3,670 |
| Memphis vs Columbus Township · same schools | 23.5871 | $4,128 | −$3,613 |
| Memphis vs Riley Township · same schools | 25.0808 | $4,389 | −$3,351 |
| Memphis vs Wales Township · same schools | 25.7073 | $4,499 | −$3,242 |
| Memphis vs Kimball Township · same schools | 26.3624 | $4,613 | −$3,127 |
| Memphis vs Kenockee Township · same schools | 27.6076 | $4,831 | −$2,909 |
| Memphis vs Memphis · same schools | 40.2848 | $7,050 | −$691 |
| Memphis vs Port Huron | 41.3099 | $7,229 | −$511 |
| Memphis vs Yale | 46.6898 | $8,171 | +$430 |
| Memphis vs Richmond | 41.9639 | $7,344 | −$397 |
Common questions
What is the property tax rate in Memphis, Michigan?
Memphis is taxed at 44.2314 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 $7,740 a year.
Does the tax rate change by address within Memphis?
No. All of Memphis sits in Memphis Community School District, so the millage is 44.2314 at every address in the municipality. Your bill still changes after you buy, because it is recalculated on the uncapped taxable value rather than the seller's capped one.
How much are property taxes on a $350,000 home in Memphis?
About $7,740 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 Memphis 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 Memphis compare with the rest of St. Clair County?
It is the 30 lowest of 31 municipalities in St. Clair County and 181 of 236 across the eight-county region — 17.17 mills above the county median.
What your Memphis 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 Memphis — 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.