Rate Breakdown

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

How Property Tax Works in Wexford County

Understanding your property tax bill in Wexford County begins with how your property is valued. Your local township or city assessor is responsible for establishing an Assessed Value (AV) for your property, which by Michigan law, must represent 50% of its True Cash Value (TCV). However, your property taxes are calculated based on your Taxable Value (TV), not your Assessed Value.

The Taxable Value is capped by the Michigan Consumer Price Index (CPI) or 5%, whichever is less, as long as ownership does not transfer. A "transfer of ownership" will "uncap" the Taxable Value to the Assessed Value in the year following the transfer. Millage rates, expressed as dollars per $1,000 of Taxable Value, are then applied. Your total property tax is calculated by multiplying your Taxable Value (divided by 1,000) by the combined millage rates levied by various entities, including Wexford County, local townships/cities, schools, and special authorities. These funds support essential services like education, public safety, road maintenance, and local government operations.

Available Exemptions

Michigan offers several property tax exemptions that can significantly reduce your tax burden. It's crucial to understand which ones you might qualify for and apply through your local assessor's office:

• Principal Residence Exemption (PRE) / Homestead Exemption: If your property is your primary residence, you can claim a PRE, which exempts it from a portion of the school operating taxes (typically 18 mills).
• Senior Citizen / Poverty Exemptions: While there's no statewide senior citizen exemption, local units of government in Wexford County may offer poverty exemptions based on income and asset limitations for eligible low-income homeowners, which can include seniors. These are determined by the local Board of Review.
• Disability Exemptions: Specific exemptions exist for certain disabled individuals. For example, a veteran with a 100% service-connected disability, or their surviving spouse, may be eligible for a full property tax exemption on their homestead.
• Veteran Exemptions: Qualified disabled veterans with 100% service-connected disabilities (or their unremarried surviving spouses) are eligible for a complete exemption from property taxes on their primary residence.

Contact your local assessor for detailed eligibility requirements and application forms.

Payment Schedule & Deadlines

Property taxes in Wexford County are generally collected in two cycles: Summer and Winter. The specific due dates can vary slightly by local jurisdiction (city/township), but typical schedules are as follows:

• Summer Taxes: Bills are usually mailed out in July and are generally due by mid-September.
• Winter Taxes: Bills are typically mailed in December and are due by mid-February of the following year.

Many local treasurers offer various payment options, including online payments, mail, or in-person at the respective municipal offices. It's essential to pay by the deadline to avoid penalties and interest charges. Delinquent property taxes are transferred to the Wexford County Treasurer for collection, and failure to pay over an extended period can ultimately lead to foreclosure and loss of the property.

Appealing Your Assessment

If you believe your property's assessed value is too high, you have the right to appeal. The appeals process in Wexford County typically follows these steps:

1. Contact Your Local Assessor: The first step is to discuss your assessment with your township or city assessor. They can often clarify how the value was determined and correct any factual errors.
2. Appeal to the Board of Review (BOR): If you're not satisfied after speaking with the assessor, you can appeal to your local Board of Review. These boards typically meet in March. You must appear in person or submit a written protest to the BOR, presenting evidence that your assessment does not reflect 50% of your property's true cash value.
3. Appeal to the Michigan Tax Tribunal (MTT): If the Board of Review denies your appeal, you can further appeal to the Michigan Tax Tribunal. This is a formal legal process where you will present your case and evidence (such as appraisals or comparable sales) to an administrative law judge. There are strict deadlines for filing with the MTT, usually by July 31st for residential properties.

Gathering strong evidence, such as recent comparable sales in your area or a professional appraisal, is crucial for a successful appeal.