White Pigeon, Cass County, Michigan Property Taxes
The median property tax rate in White Pigeon, MI, is 0.38%, significantly lower than both the national median of 0.99% and the Michigan state median of 1.07%. With the median home value in White Pigeon at $250,800, the typical annual property tax bill reaches $961, well below the national median of $2,690. Property taxes in White Pigeon are calculated based on the tax assessed value, which typically falls below the market value due to various exemptions like the primary residence and agricultural exemptions. Understanding White Pigeon'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 White Pigeon 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
White Pigeon, Cass County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
0.38%
Estimate Property Tax Bill
$953
$884
Ownwell’s WHITE PIGEON Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in WHITE PIGEON with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in WHITE PIGEON 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 White Pigeon, Cass County, Michigan
Property taxes in White Pigeon, Michigan, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in White Pigeon is 1.48%, significantly higher than both the Michigan state median of 1.54% and the U.S. national median of 0.99%. Local government entities within White Pigeon set these rates annually, and they can vary significantly across different neighborhoods. Each year, White Pigeon 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 White Pigeon'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 2.13%, while the lowest median tax rate is 1.50%. Understanding how these cities compare with White Pigeon 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 White Pigeon 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 White Pigeon, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49099 | 0.24% | 0.32% | 0.38% | 0.44% | 0.51% |
Source: Ownwell
Property Tax Assessment Values Across White Pigeon, Cass County, Michigan
In White Pigeon, 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 White Pigeon, 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 White Pigeon helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. Homeowners in the 49099 zip code experience the highest and lowest median tax bills, both at $961. With a national median property tax rate of 0.99%, understanding these local nuances can significantly impact your financial planning.
Property Tax Assessment Values Across White Pigeon, Cass County, Michigan
Source: Ownwell
$130,400
$193,100
$255,800
Average White Pigeon Assessed Value
$250,800
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 White Pigeon, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49099 | $76,480 | $127,600 | $250,800 | $404,550 | $578,960 |
Source: Ownwell
Property Tax Bills Across White Pigeon, Cass County, Michigan
In White Pigeon, located in Cass County, MI, property tax bills are calculated based on the assessed value of a home, which is typically a percentage of its market value. The median home price in this area is $250,800. The property tax rate in White Pigeon is determined by local taxing authorities and is applied to the assessed value to calculate the annual tax bill. Homeowners in White Pigeon can expect property tax bills to vary significantly. For instance, the 25th percentile of tax bills is around $479, while the 75th percentile reaches approximately $1,480. At the 90th percentile, tax bills can go up to $2,144. The highest and lowest median tax bills in the area are both $961, indicating a uniform rate within the 49099 zip code. These property taxes fund essential local services such as public schools, infrastructure, and emergency services, directly impacting the community's quality of life. Homeowners must budget for these taxes as part of their annual homeownership costs, which can affect their overall financial planning.
Average White Pigeon Tax Bill
$961
Average Cass County Tax Bill
$696
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across White Pigeon, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49099 | $243 | $479 | $961 | $1,480 | $2,144 |
Source: Ownwell