Rate Breakdown

Property taxes in Shiawassee County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in Shiawassee County

Property taxes in Shiawassee County are calculated based on the Taxable Value (TV) of your property multiplied by the local millage rate. Each year, your local assessor determines the State Equalized Value (SEV), which represents 50% of the property's market value. However, under Michigan law, your Taxable Value is capped by the Consumer Price Index (CPI) or 5%, whichever is lower, unless there has been a transfer of ownership. The millage rate is the tax rate applied to each $1,000 of your Taxable Value. These rates are determined by various taxing authorities, including the county, local townships or cities, school districts, and special assessment districts. Your total tax bill reflects the sum of these individual millage levies.

Available Exemptions

Michigan law provides several exemptions to help reduce the property tax burden for eligible residents. These exemptions must be applied for through your local assessor’s office:

• Principal Residence Exemption (PRE): Often called the "homestead exemption," this exempts your primary residence from a portion of local school operating taxes.
• Disabled Veterans Exemption: Veterans who are 100% disabled due to service-connected injuries, or their unremarried surviving spouses, may qualify for a 100% exemption of property taxes on their primary residence.
• Poverty Exemption: Residents facing financial hardship may apply for a reduction in taxes if they meet specific income and asset guidelines established by their local Board of Review.
• Senior/Disability Deferments: Certain seniors and citizens with disabilities may qualify for a deferment of summer tax payments until the following February without penalty.

Payment Schedule & Deadlines

Property taxes in Shiawassee County are generally billed in two cycles: Summer and Winter. Summer taxes are typically mailed on July 1 and are due by September 14. Winter taxes are mailed on December 1 and are due by February 14. If you fail to pay by the due date, interest and penalties accrue monthly. After February 28, unpaid real property taxes become "delinquent" and are turned over to the Shiawassee County Treasurer. At this stage, additional administrative fees and higher interest rates are applied, and failure to resolve delinquent taxes can eventually lead to property forfeiture through the tax foreclosure process.

Appealing Your Assessment

If you believe your property’s assessed value or taxable value is inaccurate, you have the right to appeal. The first step is to contact your local assessor to discuss the data used for your valuation. If the issue remains unresolved, you must protest to your local March Board of Review. You will need to provide evidence, such as recent appraisals or sales data of comparable properties, to support your claim. Should you be dissatisfied with the Board of Review's decision, you may file a further appeal with the Michigan Tax Tribunal. It is critical to adhere to all filing deadlines, as late appeals will not be accepted.