Cass County, Michigan Property Taxes

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

Median Cass County effective property tax rate: 0.39%, significantly lower than the national median of 1.02%.
Median Cass County home value: $171,400
Median annual Cass County tax bill: $696, $1,704 lower than the national median property tax bill of $2,400.

How are property taxes in Cass County calculated?

Property taxes in Cass 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 Dowagiac or another part of Cass County, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Cass County, Michigan Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

0.39%

Estimate Property Tax Bill

$668

$620

Ownwell’s Cass County Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Cass County with just two data points. By entering your property's estimated assessed value, our calculator applies Cass 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 Cass County. For those interested in more localized information, please scroll down to explore city-level trends!

Property Tax Rates Across Cass County, Michigan

Local government entities determine tax rates, which can differ significantly across a state. Each year, counties estimate the budget needed to provide public services and divide this by the total value of all taxable properties within their jurisdiction. This results in the property tax rate. While there are votes and regulations involved in setting these rates and budgets, this is essentially the annual process.

Cass County in Michigan has a notably lower effective property tax rate compared to both the state and the national median property tax rate of 1.02%. This makes it an attractive region for property owners looking for lower tax burdens. Within Cass County, Dowagiac boasts the highest median tax rate, while Niles offers a slightly lower rate. These variations highlight the importance of understanding local tax dynamics when considering property investments.

By comparing Cass County's effective property tax rate to other counties in Michigan or the U.S. median, potential homeowners can make informed decisions about where to purchase property.

Property Tax Rates Across Cass County, Michigan

Source: Ownwell

0.32%

0.37%

0.43%

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 Cass County Tax Rate

0.39%

Median Effective Michigan Tax Rate

1.07%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Cass County, Michigan

City	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
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%
Jones	0.12%	0.26%	0.35%	0.42%	0.49%
Marcellus	0.24%	0.31%	0.42%	0.55%	0.73%
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%
Berrien Center	N/A	N/A	N/A	N/A	N/A
Granger	N/A	N/A	N/A	N/A	N/A
Lansing	N/A	N/A	N/A	N/A	N/A
Lawton	N/A	N/A	N/A	N/A	N/A
Moline	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Assessment Values Across Cass County, Michigan

When examining property taxes in Cass 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 Cass 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 Cass 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 Cass County. For example, the median tax bill in Cass County is $961, with tax bills ranging significantly across the county. Union has the highest median home price at $255,800.

Property Tax Assessment Values Across Cass County, Michigan

Source: Ownwell

$130,400

$193,100

$255,800

Median Cass County Market Value

$171,400

Median Michigan Market Value

$177,800

Median United States Market Value

$235,294

Property Tax Assessment Values Across Cass County, Michigan

City	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
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
Jones	$29,000	$80,900	$147,800	$232,700	$339,960
Marcellus	$51,000	$94,600	$139,400	$224,300	$329,120
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
Berrien Center	N/A	N/A	N/A	N/A	N/A
Granger	N/A	N/A	N/A	N/A	N/A
Lansing	N/A	N/A	N/A	N/A	N/A
Lawton	N/A	N/A	N/A	N/A	N/A
Moline	N/A	N/A	N/A	N/A	N/A

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 determined by local assessors. The assessed value is typically a percentage of the property's market value. Homeowners in Cass County face a median property tax bill of $961, which is below the national median of $2400. The tax bill can vary significantly within the county, with White Pigeon having the highest median tax bill of $961 and Jones the lowest at $492. Several factors influence these variations, including the property's location, size, and any applicable exemptions or deductions. Homeowners in the 25th percentile pay around $413, while those in the 75th percentile pay about $1143, and those in the 90th percentile face tax bills of approximately $1907. This variation in tax bills can significantly impact homeowners' budgets, making it crucial for them to understand how their property is assessed and to explore any available exemptions that could reduce their tax burden.

Property Tax Bills Across Cass County, Michigan

Source: Ownwell

$492

$727

$961

Median Cass County Tax Bill

$696

Median Michigan Tax Bill

$1,795

Median United States Tax Bill

$2,400

Property Tax Bills Across Cass County, Michigan

City	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
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
Jones	$65	$259	$492	$777	$1,293
Marcellus	$178	$397	$655	$943	$1,339
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
Berrien Center	N/A	N/A	N/A	N/A	N/A
Granger	N/A	N/A	N/A	N/A	N/A
Lansing	N/A	N/A	N/A	N/A	N/A
Lawton	N/A	N/A	N/A	N/A	N/A
Moline	N/A	N/A	N/A	N/A	N/A

Source: Ownwell