Eau Claire, Cass County, Michigan Property Taxes
The median property tax rate in Eau Claire, MI is 0.37%, significantly lower than both the national median of 0.99% and the Michigan state median of 1.07%. With the median home value in Eau Claire at $170,400, the typical annual property tax bill is $581, which is well below the national median of $2,690. Property taxes in Eau Claire are calculated based on the tax assessed value, often lower than the market value due to exemptions such as those for primary residences and agricultural properties. Understanding Eau Claire's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to substantial annual savings. Whether you're in the heart of Eau Claire or another part of the city, comprehending the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Eau Claire, Cass County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
0.37%
Estimate Property Tax Bill
$630
$585
Ownwell’s Eau Claire Property Tax Bill Calculator allows homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Eau Claire with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Eau Claire 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 Eau Claire, Cass County, Michigan
Property taxes in Eau Claire, Michigan, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Eau Claire is 1.58%, significantly higher than both the Michigan state median of 1.31% and the U.S. national median of 0.99%. Local government entities within Eau Claire set these rates annually, and they can vary significantly across different neighborhoods. Each year, Eau Claire 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 Eau Claire's effective property tax rate to other counties in Michigan and the national median. For comparison, the highest median property tax rate in Michigan is 2.16%, while the lowest median tax rate is 0.87%. Understanding how these cities compare with Eau Claire 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 Eau Claire Tax Rate
0.37%
Average Cass County Tax Rate
0.39%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Eau Claire, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49111 | 0.22% | 0.27% | 0.37% | 0.45% | 0.51% |
Source: Ownwell
Property Tax Assessment Values Across Eau Claire, Cass County, Michigan
In Eau Claire, Michigan, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. 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 Eau Claire, 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. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. Being aware of these valuation processes in Eau Claire helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The highest median tax bill in the area is $581.00, found in the 49111 zip code, which is also the lowest median tax bill, highlighting a uniformity in property tax assessments.
Property Tax Assessment Values Across Eau Claire, Cass County, Michigan
Source: Ownwell
$130,400
$193,100
$255,800
Average Eau Claire Assessed Value
$170,400
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 Eau Claire, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49111 | $40,320 | $68,200 | $170,400 | $308,800 | $660,000 |
Source: Ownwell
Property Tax Bills Across Eau Claire, Cass County, Michigan
In Eau Claire, property tax bills are calculated based on the assessed value of a home, which is determined by the local assessor. The assessed value is a percentage of the market value, and this figure is then multiplied by the local tax rate. The median home price in Eau Claire is $170,400, which helps set a baseline for tax calculations. Homeowners in the 25th percentile can expect a tax bill around $229, while those in the 75th percentile might see bills closer to $1,158. For the top 10% of properties, tax bills can reach up to $2,453. These variations in tax bills reflect differences in property values and local tax rates. The highest and lowest median tax bills in Eau Claire are both $581, indicating a relatively uniform tax rate within the area. Understanding these factors can help homeowners anticipate their tax obligations and budget accordingly.
Average Eau Claire Tax Bill
$581
Average Cass County Tax Bill
$696
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Eau Claire, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49111 | $107 | $229 | $581 | $1,158 | $2,453 |
Source: Ownwell