Berrien County, Michigan Property Taxes

Name: Property Tax Bills Across Berrien County, Michigan
Creator: Ownwell
License: https://creativecommons.org/licenses/by-nc/4.0/

Median Berrien County effective property tax rate: 0.85%, significantly lower than the national median of 1.02%.
Median Berrien County home value: $183,200
Median annual Berrien County tax bill: $1,463, $937 lower than the national median property tax bill of $2,400.

How are property taxes in Berrien County calculated?

Property taxes in Berrien County are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.

Understanding your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in St. Joseph or another part of Berrien County, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Berrien County, Michigan Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

0.85%

Estimate Property Tax Bill

$1,557

$1,445

Ownwell’s Berrien County Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Berrien County with just two data points. By entering your property's estimated assessed value, our calculator applies Berrien County’s median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a more precise calculation for your property tax obligations. This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Berrien County. For those interested in more localized information, please scroll down to explore city-level trends!

Property Tax Rates Across Berrien County, Michigan

Local government entities set tax rates, which can vary widely within a state. This variation occurs because each county annually estimates its required budget to provide essential services. They then divide this budget by the total value of all taxable property within their jurisdiction, resulting in the property tax rate. While votes and laws play a role in setting tax rates and budgets, this is essentially the annual process. Berrien County's effective property tax rate, for example, can be compared to other counties in Michigan or the U.S. median property tax rate. Berrien County has a median property tax rate of 0.85%, which is lower than the national median property tax rate of 1.02%. Within the county, Harbert stands out with the highest median tax rate of 1.16%, while Sodus offers a more affordable rate of 0.40%. These variations highlight the importance of understanding local tax dynamics, as they can significantly impact property tax bills.

Property Tax Rates Across Berrien County, Michigan

Source: Ownwell

0.33%

0.75%

1.16%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Berrien County Tax Rate

0.85%

Median Effective Michigan Tax Rate

1.07%

Median Effective United States Tax Rate

1.02%

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%
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%
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%
Covert	N/A	N/A	N/A	N/A	N/A
Riverside	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Assessment Values Across Berrien County, Michigan

When examining property taxes in Berrien County, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Berrien County Equalization Department estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill. Assessment notices: In Berrien County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of March. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Berrien County. For example, the median tax bill in Berrien County is $1,628, with tax bills ranging significantly across the county. Lakeside has the highest median home price at $564,700.

Property Tax Assessment Values Across Berrien County, Michigan

Source: Ownwell

$90,000

$328,600

$567,200

Median Berrien County Market Value

$183,200

Median Michigan Market Value

$177,800

Median United States Market Value

$235,294

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
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
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
Covert	N/A	N/A	N/A	N/A	N/A
Riverside	N/A	N/A	N/A	N/A	N/A

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 local assessors. The assessed value is a percentage of the property's market value. Homeowners in Berrien County typically experience a median property tax bill of $2,723, which is above the national median of $2,400. Factors that influence the tax bill include the property's location, size, and any improvements or renovations made. For instance, properties in Lakeside face the highest median tax bill at $6,306, while those in New Troy have the lowest at $431. The variance in tax bills can significantly impact homeowners, with those in higher-tax areas potentially facing larger financial obligations. For many, understanding these factors is crucial, as property taxes can affect monthly budgets and long-term financial planning. Comparatively, Berrien County's property tax rate and bills reflect its unique local economy and housing market, highlighting the importance of regional differences in property taxation.

Property Tax Bills Across Berrien County, Michigan

Source: Ownwell

$431

$3,370

$6,309

Median Berrien County Tax Bill

$1,463

Median Michigan Tax Bill

$1,795

Median United States Tax Bill

$2,400

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
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
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
Covert	N/A	N/A	N/A	N/A	N/A
Riverside	N/A	N/A	N/A	N/A	N/A

Source: Ownwell