Berrien County Property Taxes
The median property tax rate in Berrien County is 0.85%, which is lower than both the national median of 0.99% and the Michigan state median of 1.07%. With the median home value in Berrien County, the typical annual property tax bill amounts to $1,463, significantly less than the national median of $2,690. Property taxes in Berrien County are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Berrien County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in St. Joseph or another part of Berrien County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Berrien County Property Tax Bill Calculator
$100,000
$2,500,000
$5,000,000
Average Tax Rate
1.07%
Estimate Property Tax Bill
$2,140
Ownwell’s Berrien County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Berrien County with just two data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Berrien County to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Berrien County, Michigan
Property taxes in Berrien County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Berrien County is 0.85%, which is lower than both the Michigan state median and the U.S. national median of 0.99%. Local government entities within Berrien County set these rates annually, and they can vary significantly between different areas within the county. Each year, Berrien County estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. The following data compares Berrien County's effective property tax rate with other counties in Michigan and the national median. For comparison, the city of Harbert has one of the higher property tax rates in Michigan at 1.16%, while the city of Sodus boasts one of the lowest at 0.40%. Analyzing how Berrien County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Berrien County Tax Rate
0.85%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Berrien County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Baroda | 0.52% | 0.70% | 0.82% | 1.10% | 1.48% |
| Benton Harbor | 0.46% | 0.62% | 0.84% | 1.40% | 1.79% |
| Berrien Center | 0.52% | 0.64% | 0.73% | 0.85% | 1.42% |
| Berrien Springs | 0.57% | 0.65% | 0.79% | 1.21% | 1.51% |
| Bridgman | 0.46% | 0.53% | 1.03% | 1.41% | 1.65% |
| Buchanan | 0.41% | 0.54% | 0.87% | 1.43% | 1.74% |
| Coloma | 0.27% | 0.33% | 0.40% | 0.52% | 1.09% |
| Covert | 0.83% | 0.91% | 1.04% | 1.16% | 1.24% |
| Dowagiac | 0.32% | 0.40% | 0.46% | 0.49% | 0.52% |
| Eau Claire | 0.31% | 0.39% | 0.46% | 0.54% | 1.13% |
| Galien | 0.28% | 0.33% | 0.42% | 0.54% | 0.74% |
| Harbert | 0.44% | 0.61% | 1.16% | 1.57% | 1.68% |
| Lakeside | 0.45% | 0.68% | 1.13% | 1.53% | 1.69% |
| New Buffalo | 0.46% | 0.62% | 0.86% | 1.07% | 1.31% |
| New Troy | 0.19% | 0.28% | 0.33% | 0.38% | 0.39% |
| Niles | 0.41% | 0.50% | 0.78% | 1.05% | 1.38% |
| Riverside | 0.21% | 0.28% | 0.33% | 0.36% | 0.37% |
| Saint Joseph | 0.74% | 0.86% | 1.01% | 1.70% | 2.25% |
| Sawyer | 0.33% | 0.44% | 0.71% | 1.37% | 1.54% |
| Sodus | 0.32% | 0.37% | 0.40% | 0.44% | 0.54% |
| Stevensville | 0.71% | 0.79% | 0.92% | 1.08% | 1.59% |
| Three Oaks | 0.28% | 0.38% | 0.56% | 0.77% | 1.22% |
| Union Pier | 0.41% | 0.59% | 0.83% | 1.08% | 1.23% |
| Watervliet | 0.60% | 0.73% | 1.14% | 1.61% | 1.85% |
Source: Ownwell
Property Tax Assessment Values Across Berrien County, Michigan
In Berrien County, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Berrien County Appraisal District. The assessed value, however, is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. Assessment notices in Berrien County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. The highest median tax bill in Berrien County is $6,306 in Lakeside, while the lowest is $318 in Riverside. Being aware of these valuation processes in Berrien County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Berrien County, Michigan
Source: Ownwell
$90,000
$328,600
$567,200
Average Berrien County Assessed Value
$183,200
Average Michigan Assessed Value
$177,800
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Berrien County, Michigan
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Baroda | $133,600 | $172,800 | $224,800 | $321,600 | $428,240 |
| Benton Harbor | $24,680 | $43,800 | $90,000 | $156,800 | $253,600 |
| Berrien Center | $30,360 | $117,400 | $197,200 | $288,400 | $428,960 |
| Berrien Springs | $101,600 | $143,600 | $202,400 | $281,750 | $403,600 |
| Bridgman | $132,200 | $174,000 | $248,600 | $372,000 | $563,460 |
| Buchanan | $64,000 | $104,400 | $156,800 | $242,600 | $384,200 |
| Coloma | $83,000 | $122,000 | $174,800 | $248,550 | $381,000 |
| Covert | $227,720 | $248,600 | $283,400 | $347,900 | $386,600 |
| Dowagiac | $74,560 | $117,200 | $163,800 | $197,600 | $235,480 |
| Eau Claire | $63,980 | $103,550 | $153,500 | $219,450 | $303,840 |
| Galien | $71,440 | $100,800 | $153,400 | $231,100 | $323,640 |
| Harbert | $271,840 | $384,800 | $548,000 | $1,100,500 | $1,818,160 |
| Lakeside | $245,900 | $383,000 | $564,700 | $1,114,750 | $2,208,440 |
| New Buffalo | $188,380 | $276,500 | $463,200 | $751,900 | $1,402,640 |
| New Troy | $59,340 | $93,850 | $129,000 | $168,050 | $220,840 |
| Niles | $56,400 | $89,600 | $121,000 | $185,600 | $283,200 |
| Riverside | $91,740 | $94,350 | $102,200 | $120,500 | $141,920 |
| Saint Joseph | $129,580 | $176,400 | $231,400 | $330,350 | $489,220 |
| Sawyer | $80,680 | $150,650 | $260,200 | $489,100 | $956,060 |
| Sodus | $70,500 | $106,200 | $146,600 | $194,700 | $264,900 |
| Stevensville | $68,560 | $178,200 | $235,800 | $339,000 | $489,840 |
| Three Oaks | $135,100 | $180,500 | $253,800 | $389,850 | $652,800 |
| Union Pier | $202,900 | $293,600 | $447,100 | $665,600 | $1,010,100 |
| Watervliet | $3,420 | $78,150 | $131,400 | $234,050 | $437,740 |
Source: Ownwell
Property Tax Bills Across Berrien County, Michigan
In Berrien County, MI, property tax bills are calculated based on the assessed value of a home, which is determined by the local tax assessor. The assessed value is typically a percentage of the market value of the property. Homeowners in Berrien County can expect their tax bills to vary widely depending on the value of their property and the specific tax rates set by local jurisdictions. Factors such as home improvements, neighborhood changes, and overall market trends can influence the assessed value. For instance, the median home price in Berrien County is $183,200, and the property tax rate is applied to this assessed value to determine the tax bill. The tax bill can range significantly, with the 25th percentile at $787 and the 75th percentile at $2,723. At the extreme, the 90th percentile tax bill reaches $4,932. This variability shows how property taxes can impact homeowners differently, with those in higher-value homes like in Lakeside facing median tax bills as high as $6,306, whereas those in Riverside may see bills as low as $318.
Average Berrien County Tax Bill
$1,463
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Berrien County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Baroda | $1,019 | $1,395 | $1,973 | $2,873 | $3,973 |
| Benton Harbor | $311 | $499 | $772 | $1,198 | $1,967 |
| Berrien Center | $377 | $838 | $1,474 | $2,195 | $3,160 |
| Berrien Springs | $868 | $1,226 | $1,759 | $2,427 | $3,409 |
| Bridgman | $1,039 | $1,431 | $2,180 | $3,889 | $6,304 |
| Buchanan | $602 | $933 | $1,441 | $2,181 | $3,318 |
| Coloma | $279 | $491 | $787 | $1,266 | $2,049 |
| Covert | $2,808 | $2,875 | $2,987 | $3,099 | $3,166 |
| Dowagiac | $216 | $539 | $701 | $999 | $1,152 |
| Eau Claire | $261 | $506 | $776 | $1,177 | $1,721 |
| Galien | $325 | $481 | $678 | $959 | $1,334 |
| Harbert | $2,075 | $3,693 | $5,969 | $9,756 | $18,837 |
| Lakeside | $2,152 | $3,497 | $6,306 | $11,014 | $23,240 |
| New Buffalo | $1,289 | $2,091 | $3,937 | $6,713 | $11,702 |
| New Troy | $116 | $265 | $431 | $576 | $753 |
| Niles | $339 | $633 | $965 | $1,390 | $2,061 |
| Riverside | $218 | $269 | $318 | $394 | $494 |
| Saint Joseph | $1,256 | $1,823 | $2,741 | $4,087 | $6,466 |
| Sawyer | $523 | $1,002 | $2,003 | $4,585 | $8,176 |
| Sodus | $239 | $423 | $614 | $787 | $1,145 |
| Stevensville | $1,082 | $1,633 | $2,255 | $3,522 | $5,105 |
| Three Oaks | $585 | $898 | $1,337 | $2,366 | $5,108 |
| Union Pier | $1,372 | $2,077 | $3,563 | $5,620 | $8,410 |
| Watervliet | $483 | $923 | $1,546 | $2,610 | $4,943 |
Source: Ownwell