Union, Cass County, Michigan Property Taxes
The median property tax rate in Union, MI is 0.38%, significantly lower than both the national median of 0.99% and Michigan's state median of 1.07%. With the median home value in Union, the typical annual property tax bill amounts to $909, well below the national median of $2,690. Property taxes in Union are calculated based on the tax assessed value, which often falls below the market value due to various exemptions such as the primary residence and agricultural exemptions. Understanding Union'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 Union 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
Union, Cass County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
0.38%
Estimate Property Tax Bill
$972
$902
Ownwell’s Union Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Union with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Union 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 Union, Cass County, Michigan
Property taxes in Union, Michigan, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Union is 1.55%, significantly higher than both the Michigan state median of 1.62% and the U.S. national median of 0.99%. Local government entities within Union set these rates annually, and they can vary significantly across different neighborhoods. Each year, Union 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 Union's effective property tax rate to other counties in Michigan and the national median. For comparison, the 48103 ZIP code has the highest median property tax rate of 2.65%, while the 48625 ZIP code has the lowest median tax rate of 0.93%. Understanding how these cities compare with Union 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 Union Tax Rate
0.38%
Average Cass County Tax Rate
0.39%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Union, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49130 | 0.24% | 0.32% | 0.38% | 0.44% | 0.51% |
Source: Ownwell
Property Tax Assessment Values Across Union, Cass County, Michigan
In Union, 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 Union, 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 Union helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. In Union, the highest and lowest median tax bills are both recorded at $909.00 in the 49130 zip code. The median home price stands at $255,800, with tax bills ranging from $479 at the 25th percentile to $1,517 at the 75th percentile, and reaching up to $2,665 at the 90th percentile.
Property Tax Assessment Values Across Union, Cass County, Michigan
Source: Ownwell
$130,400
$193,100
$255,800
Average Union Assessed Value
$255,800
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 Union, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49130 | $56,320 | $136,900 | $255,800 | $461,250 | $676,900 |
Source: Ownwell
Property Tax Bills Across Union, Cass County, Michigan
In the city of Union, located in Cass County, MI, property tax bills are calculated based on the assessed value of the home, which is a percentage of the market value. The median home price in Union is $255,800. Property taxes are then determined by applying the local tax rate to the assessed value. Several factors influence this calculation, including the property's size, location, and any applicable exemptions. Homeowners in Union experience a range of property tax bills. For instance, the tax bill at the 25th percentile is $479, while at the 75th percentile, it rises to $1,517. Those at the 90th percentile see bills as high as $2,665. The median tax bill in the highest and lowest zip code, 49130, is $909. Comparatively, Union's property tax rates can be favorable, especially when considering the national median property tax rate of 0.99%. These taxes fund essential services such as schools, public safety, and infrastructure, directly impacting the community's quality of life.
Average Union Tax Bill
$909
Average Cass County Tax Bill
$696
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Union, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49130 | $200 | $479 | $909 | $1,517 | $2,665 |
Source: Ownwell