Cass County Property Taxes
The median property tax rate in Cass County is 0.39%, which is significantly lower than both the national median of 0.99% and the Michigan state median of 1.07%. With a median home value of $171,400 in Cass County, the typical annual property tax bill is around $696, far below the national median of $2,690. Property taxes in Cass County are calculated based on the tax assessed value, which typically falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Cass 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 Dowagiac or another part of Cass County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Cass 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 Cass County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Cass County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Cass 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 Cass County, Michigan
Property taxes in Cass County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Cass County is 0.39%, which is significantly lower than the U.S. national median of 0.99%. Local government entities within Cass County set these rates annually, and they can vary significantly between different areas within the county. Each year, Cass 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 Cass County's effective property tax rate with other areas and the national median. For comparison, the city of Moline has one of the higher property tax rates in the area at 0.51%, while the city of Niles boasts one of the lowest at 0.40%. Analyzing how Cass County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Cass County Tax Rate
0.39%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cass County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Berrien Center | 0.16% | 0.26% | 0.39% | 0.53% | 0.53% |
| Cassopolis | 0.23% | 0.28% | 0.36% | 0.45% | 0.53% |
| Constantine | 0.17% | 0.24% | 0.33% | 0.41% | 0.53% |
| Decatur | 0.23% | 0.29% | 0.37% | 0.44% | 0.53% |
| Dowagiac | 0.28% | 0.34% | 0.43% | 0.83% | 1.04% |
| Eau Claire | 0.22% | 0.27% | 0.37% | 0.45% | 0.51% |
| Edwardsburg | 0.27% | 0.32% | 0.38% | 0.44% | 0.52% |
| Granger | 0.35% | 0.35% | 0.35% | 0.35% | 0.35% |
| Jones | 0.12% | 0.26% | 0.35% | 0.42% | 0.49% |
| Lansing | 0.34% | 0.34% | 0.34% | 0.34% | 0.34% |
| Lawton | 0.31% | 0.32% | 0.38% | 0.43% | 0.46% |
| Marcellus | 0.24% | 0.31% | 0.42% | 0.55% | 0.73% |
| Moline | 0.51% | 0.51% | 0.51% | 0.51% | 0.51% |
| Niles | 0.25% | 0.32% | 0.40% | 0.47% | 0.53% |
| Three Rivers | 0.19% | 0.26% | 0.32% | 0.40% | 0.49% |
| Union | 0.24% | 0.32% | 0.38% | 0.44% | 0.51% |
| Vandalia | 0.21% | 0.29% | 0.38% | 0.46% | 0.53% |
| White Pigeon | 0.24% | 0.32% | 0.38% | 0.44% | 0.51% |
Source: Ownwell
Property Tax Assessment Values Across Cass County, Michigan
In Cass County, understanding the difference between "market value" and "assessed value" is key to 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 Cass 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 Cass 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. For instance, Granger has the highest median tax bill at $1,516, while Moline has the lowest at $314. Being aware of these valuation processes in Cass County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Average Cass County Assessed Value
$171,400
Average Michigan Assessed Value
$177,800
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cass County, Michigan
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Berrien Center | $42,520 | $47,200 | $110,600 | $128,800 | $145,600 |
| Cassopolis | $56,400 | $93,800 | $168,200 | $313,000 | $652,440 |
| Constantine | $133,040 | $164,150 | $229,300 | $274,800 | $330,980 |
| Decatur | $37,520 | $101,850 | $166,300 | $242,400 | $310,660 |
| Dowagiac | $56,000 | $81,000 | $130,400 | $226,800 | $407,600 |
| Eau Claire | $40,320 | $68,200 | $170,400 | $308,800 | $660,000 |
| Edwardsburg | $83,600 | $138,000 | $209,000 | $324,000 | $474,000 |
| Granger | $428,000 | $428,000 | $428,000 | $428,000 | $428,000 |
| Jones | $29,000 | $80,900 | $147,800 | $232,700 | $339,960 |
| Lansing | $10,600 | $10,600 | $10,600 | $10,600 | $10,600 |
| Lawton | $75,600 | $85,800 | $149,800 | $177,200 | $222,360 |
| Marcellus | $51,000 | $94,600 | $139,400 | $224,300 | $329,120 |
| Moline | $62,000 | $62,000 | $62,000 | $62,000 | $62,000 |
| Niles | $84,240 | $126,000 | $185,200 | $278,200 | $454,880 |
| Three Rivers | $67,720 | $109,900 | $188,000 | $281,300 | $346,720 |
| Union | $56,320 | $136,900 | $255,800 | $461,250 | $676,900 |
| Vandalia | $40,000 | $95,100 | $220,400 | $379,500 | $566,800 |
| White Pigeon | $76,480 | $127,600 | $250,800 | $404,550 | $578,960 |
Source: Ownwell
Property Tax Bills Across Cass County, Michigan
In Cass County, MI, property tax bills are calculated based on the assessed value of a home, which is typically 50% of its market value. For instance, with a median home price of $171,400, the assessed value would be approximately $85,700. The tax rate, applied to this assessed value, determines the final tax bill. Various factors, such as local tax rates and property exemptions, influence the overall amount. Homeowners in Cass County experience a range of tax bills depending on their property's value and applicable exemptions. The 25th percentile tax bill is around $413, while the 75th percentile reaches $1,143. At the higher end, the 90th percentile tax bill can be as much as $1,907. Comparatively, the city of Granger has the highest median tax bill at $1,516, while Moline has the lowest at $314. These variations significantly impact homeowners, with higher tax bills potentially influencing household budgets and property affordability.
Average Cass County Tax Bill
$696
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Cass County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Berrien Center | $124 | $249 | $404 | $432 | $581 |
| Cassopolis | $175 | $304 | $594 | $1,158 | $2,397 |
| Constantine | $369 | $459 | $585 | $997 | $1,160 |
| Decatur | $127 | $320 | $570 | $906 | $1,171 |
| Dowagiac | $234 | $457 | $715 | $1,102 | $1,735 |
| Eau Claire | $107 | $229 | $581 | $1,158 | $2,453 |
| Edwardsburg | $293 | $492 | $779 | $1,261 | $1,913 |
| Granger | $1,516 | $1,516 | $1,516 | $1,516 | $1,516 |
| Jones | $65 | $259 | $492 | $777 | $1,293 |
| Lansing | $36 | $36 | $36 | $36 | $36 |
| Lawton | $283 | $358 | $522 | $725 | $911 |
| Marcellus | $178 | $397 | $655 | $943 | $1,339 |
| Moline | $314 | $314 | $314 | $314 | $314 |
| Niles | $307 | $481 | $695 | $1,099 | $1,878 |
| Three Rivers | $209 | $306 | $558 | $844 | $1,173 |
| Union | $200 | $479 | $909 | $1,517 | $2,665 |
| Vandalia | $153 | $305 | $728 | $1,374 | $2,244 |
| White Pigeon | $243 | $479 | $961 | $1,480 | $2,144 |
Source: Ownwell