Three Rivers, Cass County, Michigan Property Taxes
The median property tax rate in Three Rivers, MI is 0.32%, significantly lower than both the national median of 0.99% and the Michigan state median of 1.07%. With the median home value in Three Rivers, the typical annual property tax bill amounts to $558, far below the national median of $2,690. Property taxes in Three Rivers are calculated based on the tax assessed value, which often falls below the market value due to various exemptions, such as those for primary residences and agricultural properties. Understanding Three Rivers' property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to substantial annual savings. Whether you're in the heart of Three Rivers 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
Three Rivers, Cass County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
0.32%
Estimate Property Tax Bill
$602
$558
Ownwell’s Three Rivers Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Three Rivers with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Three Rivers 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 Three Rivers, Cass County, Michigan
Property taxes in Three Rivers, Michigan, are crucial for funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Three Rivers is 1.62%, significantly higher than both the Michigan state median of 1.54% and the U.S. national median of 0.99%. Local government entities within Three Rivers set these rates annually, and they can vary significantly across different neighborhoods. Each year, Three Rivers 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 Three Rivers' effective property tax rate to other counties in Michigan and the national median. For comparison, the highest median property tax rate in Michigan is found in 48103 with a rate of 2.50%, while the lowest median tax rate is in 49036 with a rate of 1.10%. Understanding how these cities compare with Three Rivers 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 Three Rivers Tax Rate
0.32%
Average Cass County Tax Rate
0.39%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Three Rivers, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49093 | 0.19% | 0.26% | 0.32% | 0.40% | 0.49% |
Source: Ownwell
Property Tax Assessment Values Across Three Rivers, Cass County, Michigan
Understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes in Three Rivers, 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 Three Rivers, 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 Three Rivers helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The median home price here is $188,000, with tax bills ranging from $306 at the 25th percentile to $1,173 at the 90th percentile. The zip code 49093 has both the highest and lowest median tax bill at $558.
Property Tax Assessment Values Across Three Rivers, Cass County, Michigan
Source: Ownwell
$130,400
$193,100
$255,800
Average Three Rivers Assessed Value
$188,000
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 Three Rivers, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49093 | $67,720 | $109,900 | $188,000 | $281,300 | $346,720 |
Source: Ownwell
Property Tax Bills Across Three Rivers, Cass County, Michigan
In Three Rivers, Cass County, MI, property tax bills are calculated based on the assessed value of a home, which is determined by the local tax assessor. The assessed value is typically a percentage of the property's market value. Homeowners in Three Rivers see a range of property tax bills, with the 25th percentile at $306 and the 75th percentile at $844. The highest median tax bill in the area is $558, found in the ZIP code 49093, which also represents the lowest median tax bill, indicating a consistent tax rate across the region. Several factors influence the final tax bill, including the property's assessed value, applicable exemptions, and the local tax rate. For homeowners, understanding these factors is crucial as they directly impact their annual financial obligations. Compared to the national median property tax rate of 0.99%, Three Rivers offers a relatively moderate tax environment, making it an attractive option for potential homeowners looking for manageable tax expenses.
Average Three Rivers Tax Bill
$558
Average Cass County Tax Bill
$696
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Three Rivers, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49093 | $209 | $306 | $558 | $844 | $1,173 |
Source: Ownwell