Van Buren County Property Taxes
The median property tax rate in Van Buren County is 0.43%, which is significantly lower than both the national median of 0.99% and the Michigan state median of 1.07%. With the median home value in Van Buren County at $178,200, the typical annual property tax bill amounts to $842, well below the national median of $2,690. Property taxes in Van Buren County are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Van Buren County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in South Haven or another part of Van Buren County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Van Buren County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
0.43%
Estimate Property Tax Bill
$766
$711
Ownwell’s Van Buren Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Van Buren with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Van Buren to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Van Buren County, Michigan
Property taxes in Van Buren County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Van Buren County is 0.43%, which is lower than the U.S. national median of 0.99%. Local government entities within Van Buren County set these rates annually, and they can vary significantly between different areas within the county. Each year, Van Buren County estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. For comparison, the city of South Haven has one of the higher property tax rates in Michigan at 1.14%, while the city of Lawton boasts one of the lowest at 0.41%. Analyzing how Van Buren County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Van Buren County Tax Rate
0.43%
Average Michigan Tax Rate
1.07%
Average United States Tax Rate
0.99%
Property Tax Rates Across Van Buren County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Allegan | 0.30% | 0.32% | 0.38% | 0.40% | 0.43% |
| Bangor | 0.27% | 0.33% | 0.42% | 0.70% | 1.10% |
| Benton Harbor | 0.25% | 0.30% | 0.34% | 0.39% | 0.46% |
| Bloomingdale | 0.24% | 0.28% | 0.37% | 0.51% | 0.62% |
| Breedsville | 0.21% | 0.39% | 0.55% | 0.79% | 0.82% |
| Coloma | 0.32% | 0.38% | 0.55% | 1.02% | 1.43% |
| Covert | 0.31% | 0.39% | 0.62% | 1.02% | 1.26% |
| Decatur | 0.29% | 0.34% | 0.44% | 0.68% | 0.88% |
| Dowagiac | 0.24% | 0.27% | 0.33% | 0.39% | 0.45% |
| Gobles | 0.25% | 0.30% | 0.36% | 0.45% | 0.82% |
| Grand Junction | 0.24% | 0.32% | 0.39% | 0.48% | 0.53% |
| Hartford | 0.28% | 0.33% | 0.40% | 0.79% | 1.00% |
| Kalamazoo | 0.29% | 0.34% | 0.38% | 0.43% | 0.50% |
| Lacota | 0.58% | 0.66% | 0.76% | 1.36% | 1.65% |
| Lawrence | 0.26% | 0.31% | 0.37% | 0.47% | 0.91% |
| Lawton | 0.28% | 0.35% | 0.41% | 0.53% | 0.94% |
| Marcellus | 0.28% | 0.36% | 0.41% | 0.47% | 0.52% |
| Mattawan | 0.31% | 0.35% | 0.41% | 0.53% | 0.85% |
| Otsego | 0.24% | 0.29% | 0.32% | 0.35% | 0.44% |
| Paw Paw | 0.28% | 0.34% | 0.39% | 0.51% | 1.00% |
| Schoolcraft | 0.36% | 0.37% | 0.39% | 0.52% | 0.53% |
| South Haven | 0.40% | 0.65% | 1.14% | 1.78% | 2.28% |
| Watervliet | 0.30% | 0.34% | 0.44% | 0.52% | 0.67% |
Source: Ownwell
Property Tax Assessment Values Across Van Buren County, Michigan
In Van Buren County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Van Buren Appraisal District. The assessed value, however, 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. Assessment notices in Van Buren County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. In South Haven, homeowners face the highest median tax bill at $1,909, while Breedsville residents enjoy the lowest at $254. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. Being aware of these valuation processes in Van Buren County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Van Buren County, Michigan
Source: Ownwell
$48,600
$148,650
$248,700
Average Van Buren County Assessed Value
$178,200
Average Michigan Assessed Value
$177,800
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Van Buren County, Michigan
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Allegan | $115,800 | $156,250 | $209,600 | $295,700 | $502,560 |
| Bangor | $36,180 | $74,000 | $114,900 | $173,200 | $250,500 |
| Benton Harbor | $65,300 | $113,000 | $190,300 | $430,500 | $699,200 |
| Bloomingdale | $51,060 | $86,400 | $148,700 | $226,050 | $300,000 |
| Breedsville | $4,080 | $12,400 | $48,600 | $92,900 | $128,600 |
| Coloma | $36,040 | $67,400 | $118,000 | $348,800 | $1,086,280 |
| Covert | $37,720 | $74,000 | $133,200 | $273,000 | $586,960 |
| Decatur | $56,200 | $92,800 | $131,800 | $205,700 | $333,080 |
| Dowagiac | $65,240 | $121,650 | $240,600 | $431,000 | $688,740 |
| Gobles | $57,700 | $106,000 | $175,900 | $252,650 | $365,900 |
| Grand Junction | $34,960 | $69,400 | $120,400 | $209,200 | $314,480 |
| Hartford | $45,080 | $71,800 | $107,800 | $164,500 | $253,440 |
| Kalamazoo | $76,680 | $149,150 | $222,900 | $299,950 | $386,600 |
| Lacota | $7,000 | $56,000 | $69,200 | $94,050 | $108,420 |
| Lawrence | $63,600 | $108,600 | $173,500 | $271,500 | $415,360 |
| Lawton | $74,800 | $123,400 | $192,400 | $284,200 | $386,400 |
| Marcellus | $77,480 | $132,800 | $224,800 | $363,400 | $500,560 |
| Mattawan | $132,900 | $186,400 | $248,700 | $313,150 | $425,600 |
| Otsego | $126,400 | $158,350 | $218,700 | $309,000 | $360,020 |
| Paw Paw | $94,200 | $141,400 | $197,600 | $271,200 | $362,800 |
| Schoolcraft | $125,980 | $176,850 | $210,500 | $315,150 | $434,900 |
| South Haven | $25,200 | $108,200 | $228,600 | $378,600 | $602,000 |
| Watervliet | $60,520 | $91,000 | $157,600 | $229,600 | $336,440 |
Source: Ownwell
Property Tax Bills Across Van Buren County, Michigan
In Van Buren County, MI, property tax bills are calculated based on the assessed value of a property, which is typically 50% of its market value. For example, with a median home price of $178,200, the assessed value would be around $89,100. The local tax rate is then applied to this assessed value to determine the tax bill. Various factors such as property location, improvements, and exemptions can influence the final amount. Homeowners in Van Buren County experience a range of tax bills. The 25th percentile tax bill is approximately $482, while the 75th percentile reaches about $1417. The 90th percentile can rise to $2732, reflecting the variability in property values and applicable tax rates. Cities within the county also show significant differences; South Haven has the highest median tax bill at $1909, whereas Breedsville has the lowest at $254. These property taxes fund essential public services, impacting homeowners by contributing to local schools, infrastructure, and community services.
Average Van Buren County Tax Bill
$842
Average Michigan Tax Bill
$1,795
Average United States Tax Bill
$2,690
Property Tax Bills Across Van Buren County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Allegan | $384 | $538 | $817 | $1,052 | $2,039 |
| Bangor | $179 | $341 | $573 | $904 | $1,297 |
| Benton Harbor | $228 | $381 | $636 | $1,383 | $2,522 |
| Bloomingdale | $163 | $311 | $580 | $894 | $1,352 |
| Breedsville | $15 | $38 | $254 | $479 | $821 |
| Coloma | $216 | $382 | $662 | $2,611 | $9,176 |
| Covert | $213 | $376 | $739 | $1,938 | $5,027 |
| Decatur | $233 | $418 | $690 | $1,048 | $1,536 |
| Dowagiac | $204 | $384 | $725 | $1,476 | $2,387 |
| Gobles | $204 | $408 | $666 | $1,024 | $1,479 |
| Grand Junction | $131 | $266 | $484 | $859 | $1,358 |
| Hartford | $166 | $322 | $567 | $865 | $1,188 |
| Kalamazoo | $264 | $495 | $854 | $1,191 | $1,519 |
| Lacota | $193 | $475 | $596 | $846 | $1,182 |
| Lawrence | $260 | $467 | $738 | $1,134 | $1,666 |
| Lawton | $292 | $558 | $876 | $1,310 | $1,790 |
| Marcellus | $305 | $505 | $922 | $1,427 | $1,994 |
| Mattawan | $579 | $793 | $1,047 | $1,517 | $2,202 |
| Otsego | $357 | $474 | $702 | $922 | $1,446 |
| Paw Paw | $365 | $616 | $890 | $1,256 | $1,773 |
| Schoolcraft | $578 | $669 | $887 | $1,246 | $1,999 |
| South Haven | $363 | $814 | $1,909 | $4,990 | $9,014 |
| Watervliet | $233 | $413 | $697 | $1,099 | $1,453 |
Source: Ownwell