Constantine, Cass County, Michigan Property Taxes
The median property tax rate in Constantine, MI is 0.33%, significantly lower than both the national median of 0.99% and the Michigan state median of 1.07%. With the median home value in Constantine, the typical annual property tax bill is $585, well below the national median of $2,690. Property taxes in Constantine are calculated based on the tax assessed value, which often falls below the market value due to various exemptions like the primary residence and agricultural exemptions. Understanding Constantine's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Constantine or another part of the city, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Constantine, Cass County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
0.33%
Estimate Property Tax Bill
$757
$702
Ownwell’s Constantine Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Constantine with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Constantine to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Constantine, Cass County, Michigan
Property taxes in Constantine, Michigan, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Constantine is 1.50%, significantly higher than both the Michigan state median of 1.31% and the U.S. national median of 0.99%. Local government entities within Constantine set these rates annually, and they can vary significantly across different neighborhoods. Each year, Constantine estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Constantine's effective property tax rate to other counties in Michigan and the national median. For comparison, the 49042 zip code has the highest median property tax rate of 1.50%, while the 49099 zip code has the lowest median tax rate of 1.31%. Understanding how these cities compare with Constantine provides valuable insights into the varying tax landscape across Cass County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Constantine Tax Rate
0.33%
Average Cass County Tax Rate
0.39%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Constantine, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49042 | 0.17% | 0.24% | 0.33% | 0.41% | 0.53% |
Source: Ownwell
Property Tax Assessment Values Across Constantine, Cass County, Michigan
Understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes in Constantine, Michigan. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Cass County Appraisal District for tax purposes. In contrast, the assessed value 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. In Constantine, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. For instance, the median home price in Constantine is $229,300, with tax bills ranging significantly. The 25th percentile tax bill is $459, while the 75th percentile tax bill is $997, and the 90th percentile tax bill is $1160. The highest and lowest median tax bill, both $585, are found in zip code 49042. By understanding these valuation concepts, property owners can better navigate their tax responsibilities and identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden.
Property Tax Assessment Values Across Constantine, Cass County, Michigan
Source: Ownwell
$130,400
$193,100
$255,800
Average Constantine Assessed Value
$229,300
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 Constantine, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49042 | $133,040 | $164,150 | $229,300 | $274,800 | $330,980 |
Source: Ownwell
Property Tax Bills Across Constantine, Cass County, Michigan
In Constantine, located in Cass County, MI, property tax bills are calculated based on the assessed value of a home, which is typically 50% of the market value. For instance, with a median home price of $229,300, the assessed value would be approximately $114,650. The local tax rate is then applied to this assessed value to determine the tax bill. Factors such as property improvements, neighborhood changes, and local government budgets can influence the assessed value and, consequently, the tax bill. Homeowners in Constantine can expect tax bills to vary significantly. For example, the 25th percentile tax bill is around $459, while the 75th percentile tax bill reaches $997. At the 90th percentile, tax bills can be as high as $1,160. The highest and lowest median tax bills in Constantine are both recorded at $585 in the 49042 zip code. These variations can impact homeowners' budgets, making it important to understand how assessments and local tax rates influence overall costs.
Average Constantine Tax Bill
$585
Average Cass County Tax Bill
$696
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Constantine, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49042 | $369 | $459 | $585 | $997 | $1,160 |
Source: Ownwell