The questions we hear most.
Open any question below for a plain-language answer. If yours isn't here, contact the assessor directly.
Why did my property taxes go up?
The most common cause is uncapping. Under Michigan's Proposal A, your taxable value can only rise by the rate of inflation or 5%, whichever is less — until the property transfers ownership. In the year after a transfer, taxable value "uncaps" and resets to the assessed value (about 50% of market value), which can mean a large jump.
Check your notice or tax bill: if your taxable value is now equal to your assessed value, and you purchased the property last year, uncapping is almost certainly the reason.
A reminder for family transfers
Residential property transferred between spouses, parents, children, and certain other close relatives is often exempt from uncapping under MCL 211.27a(7). If you received the property from a close family member and it uncapped anyway, contact the assessor — you may be entitled to a correction.
The other common cause is losing your Principal Residence Exemption (PRE), which exempts your home from up to 18 mills of local school operating tax. Losing it — for example, because a new PRE wasn't filed after a move — can raise your bill substantially.
Check your PRE percentage on your assessment record card →
If neither of these explains the change, contact the assessor and we'll walk through your notice together.
Can I get a copy of my assessment information (record card)?
Yes. Property record cards, assessment history, and sales data are available free through the BS&A Online portal. Search by address, owner name, or parcel number.
I just bought a piece of property. What do I need to do?
File a Property Transfer Affidavit (Form 2766) with the assessor within 45 days of the transfer. This is required for every transfer, even if no deed is recorded, and it's the mechanism the assessor uses to correctly set your taxable value.
Get Form 2766 on the Forms page →
Buying from a close relative?
Transfers between spouses and certain close family members are often exempt from the taxable value "uncapping" that otherwise follows a sale. Note the relationship clearly on Form 2766 if it applies to you.
If this property will be your primary home, don't forget to file for the Principal Residence Exemption — see the Exemptions page for the form and deadlines.
Are there any tax exemptions for senior citizens?
There isn't a Michigan property tax exemption based on age alone. However, two programs often help seniors on a fixed income:
- Poverty Exemption — a whole or partial exemption based on household income and assets. See the Exemptions page.
- Summer Tax Deferment — lets qualifying homeowners age 62+ (among other categories) delay summer tax payment until February 15 without penalty or interest. See Summer Tax Deferment.
How do I apply for a Disabled Veteran's Exemption?
A disabled veteran (or their unremarried surviving spouse) who owns and occupies the home as a homestead may qualify for a full exemption from property taxes under MCL 211.7b, if the veteran is rated by the U.S. Department of Veterans Affairs as 100% permanently and totally disabled, receives pecuniary assistance for specially adapted housing, or is rated individually unemployable.
File Form 5107 with the local assessor, along with VA documentation. As of January 1, 2025, once granted the exemption continues automatically — no more annual refiling — until you no longer qualify or the property changes hands.
I am having trouble paying my taxes, is there any help?
A few options, depending on your situation:
- Poverty Exemption — a whole or partial reduction in taxable value based on income and assets, applied for through the Board of Review. See Exemptions.
- Summer Tax Deferment — delays your summer tax due date to February 15 without penalty for qualifying households. See Exemptions.
- State Emergency Relief (SER) — Michigan DHHS offers Home Ownership Services that can help pay delinquent property taxes for households at risk of losing their home. Apply through MI Bridges or your local DHHS office, or call 211 for local referrals.
I want to divide a piece of property. What are my steps?
Head to the Land Division Center for the full step-by-step process, required attachments, and forms — plus a tool to check the status of a division already in progress.
I want to combine a piece of property. What are my steps?
Combinations follow the same process as divisions and are covered in the same place, including the combination-specific form.
How do I have my property reassessed?
Start by getting a copy of your current assessment record card (see above) and checking it for accuracy — square footage, number of bathrooms, outbuildings, condition, and land size are the most common sources of error.
If you find a discrepancy, contact the assessor directly with specifics. Most factual errors can be corrected without a formal appeal; if a disagreement remains about value, the March Board of Review is the next step.
How do I protest my valuation?
Residential valuation appeals begin at the local March Board of Review. If you disagree with the Board's decision, you can further appeal to the Michigan Tax Tribunal (Small Claims Division) by July 31 of that year.
I have a different question.
Reach out any time — by phone, text, or email — and we'll get you an answer.