Cass City, Sanilac County, Michigan Property Taxes
The median property tax rate in Cass City, MI is 1.14%, which is considerably higher than both the national median of 0.99% and the Michigan state median of 1.07%. With a median home value of $124,000 in Cass City, the typical annual property tax bill reaches $1,384, exceeding the national median of $2,690. Property taxes in Cass City 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 Cass City'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 Cass City 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
Cass City, Sanilac County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.14%
Estimate Property Tax Bill
$1,414
$1,312
Ownwell’s Cass City Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Cass City with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Cass City 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 Cass City, Sanilac County, Michigan
Property taxes in Cass City, Michigan, are vital in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Cass City is 1.14%, higher than both the Michigan state median of 1.31% and the U.S. national median of 0.99%. Local government entities within Cass City set these rates annually, and they can vary significantly across different neighborhoods. Each year, Cass City 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 Cass City's effective property tax rate to other counties in Michigan and the national median. For comparison, the 48726 zip code has the highest median property tax rate of 1.14%, while the same zip code also has the lowest median tax rate of 1.14%. Understanding how these cities compare with Cass City provides valuable insights into the varying tax landscape across Sanilac County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Cass City Tax Rate
1.14%
Average Sanilac County Tax Rate
1.15%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cass City, Sanilac County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48726 | 0.86% | 1.01% | 1.14% | 1.54% | 1.91% |
Source: Ownwell
Property Tax Assessment Values Across Cass City, Sanilac County, Michigan
In Cass City, 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 local 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 Cass City, 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 Cass City helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. Homeowners in the 48726 zip code experience a median tax bill of $1,384, reflecting the region's property tax landscape.
Property Tax Assessment Values Across Cass City, Sanilac County, Michigan
Source: Ownwell
$57,800
$112,150
$166,500
Average Cass City Assessed Value
$124,000
Average Sanilac County Assessed Value
$107,600
Average Michigan Assessed Value
$177,800
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cass City, Sanilac County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48726 | $44,200 | $83,400 | $124,000 | $191,750 | $264,460 |
Source: Ownwell
Property Tax Bills Across Cass City, Sanilac County, Michigan
In Cass City, located in Sanilac County, MI, property tax bills are determined based on the assessed value of a home, which is a percentage of its market value. The median home price in Cass City is $124,000, and property taxes are calculated by applying the local tax rate to this assessed value. Factors such as property improvements, neighborhood developments, and local government budgets influence the assessed value, which can fluctuate annually. Homeowners in Cass City experience a range of property tax bills. For example, the 25th percentile tax bill is $961, while the 75th percentile tax bill is $2,152, and the 90th percentile reaches $3,116. Comparatively, the highest median tax bill in the area is $1,384 in the 48726 zip code. These tax bills impact homeowners by contributing to local services like schools, infrastructure, and public safety. Understanding how these taxes are calculated can help homeowners anticipate their financial obligations and plan accordingly.
Average Cass City Tax Bill
$1,384
Average Sanilac County Tax Bill
$1,234
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Cass City, Sanilac County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48726 | $667 | $961 | $1,384 | $2,152 | $3,116 |
Source: Ownwell