Principal Residence Exemption (PRE)
Owner-occupants file PRE to avoid the 18-mill school operating tax on a qualifying principal residence. This is the most important Michigan homestead distinction for monthly payment math.
Michigan Property Tax
Michigan Property Tax Calculator
Estimate Michigan property taxes, compare county effective rates, and see how taxes show up in a monthly mortgage payment. 2026 planning data — not an official tax bill.
Estimated effective state rate
1.19%
Sample tax on a $400,000 home
$4,760
Vs U.S. benchmark (0.90%)
+$1,160
Counties in this dataset
83
In the current NMC dataset, Michigan has an estimated effective property-tax rate of 1.19%, resulting in approximately $4,760 in annual property taxes on a $400,000 home.
How property taxes work in Michigan
Michigan separates State Equalized Value (SEV) from Taxable Value. Proposal A (1994) generally caps annual taxable-value growth at the lesser of 5% or inflation until the property transfers. After a transfer, taxable value typically resets toward SEV, so a buyer’s bill can jump even if millage rates do not change.
Millage is levied by the county, city or township, school district, and other authorities. Homestead property (principal residence) is exempt from the 18-mill local school operating tax — the Principal Residence Exemption (PRE). Second homes and most rentals pay that millage.
The State of Michigan publishes an official estimator that uses millage by local unit and school district. Use that tool when you need a bill-level figure; this page is the ACS effective-rate planning estimate for PITI and relocation comparisons.
Local assessors set assessed value (normally 50% of true cash value). SEV is the equalized assessed value. Taxable value is the capped number that actually goes on the levy until uncapping. Entering SEV versus taxable value into an official estimator is the difference between a buyer estimate and a current-owner estimate.
Exemptions and relief programs
Disabled veteran and poverty exemptions
Qualifying disabled veterans (and certain surviving spouses) may be eligible for a full or partial exemption. Local poverty exemptions are granted by the board of review under local guidelines.
Uncapping at sale
Not an exemption — a warning. A sale generally uncaps taxable value. Do not copy the seller’s current tax amount into a purchase PITI worksheet.
County and metro context
Wayne, Oakland, and Macomb
Metro Detroit counties show a spread of effective rates. Wayne is among the higher large counties in this dataset; northern Oakland townships can look different from Detroit or inner-ring cities because millage and values both vary.
Official millage estimator
Michigan Treasury’s Property Tax Estimator lets you choose county, city/township/village, and school district and enter SEV or taxable value. Link it from this page when a user needs that level of precision.
Official Michigan resource: Michigan Treasury Property Tax Estimator. Estimates on this page are for mortgage and relocation planning.
Michigan county property tax comparison
Median owner-occupied home value and median real-estate tax paid (ACS), with the county effective rate used in our calculator. Showing the 30 largest counties by owner-occupied households; every county is listed below.
| County | Median home value | Median annual tax | Effective rate |
|---|---|---|---|
| Wayne County | $178,500 | $2,904 | 1.63% |
| Oakland County | $343,600 | $4,371 | 1.27% |
| Macomb County | $243,900 | $3,404 | 1.40% |
| Kent County | $289,900 | $3,217 | 1.11% |
| Genesee County | $182,400 | $2,487 | 1.36% |
| Washtenaw County | $374,100 | $5,678 | 1.52% |
| Ottawa County | $323,400 | $3,313 | 1.02% |
| Ingham County | $198,800 | $3,640 | 1.83% |
| Kalamazoo County | $241,800 | $3,498 | 1.45% |
| Livingston County | $356,800 | $3,454 | 0.97% |
| Saginaw County | $152,800 | $2,284 | 1.49% |
| St. Clair County | $224,600 | $2,562 | 1.14% |
| Muskegon County | $198,300 | $2,348 | 1.18% |
| Monroe County | $228,900 | $2,648 | 1.16% |
| Jackson County | $193,700 | $2,432 | 1.26% |
| Berrien County | $224,300 | $2,429 | 1.08% |
| Allegan County | $267,100 | $2,884 | 1.08% |
| Calhoun County | $162,800 | $2,368 | 1.45% |
| Bay County | $152,200 | $2,271 | 1.49% |
| Eaton County | $216,900 | $3,067 | 1.41% |
| Grand Traverse County | $339,400 | $3,010 | 0.89% |
| Lenawee County | $196,800 | $2,492 | 1.27% |
| Lapeer County | $239,000 | $2,202 | 0.92% |
| Midland County | $195,400 | $2,875 | 1.47% |
| Clinton County | $259,500 | $3,185 | 1.23% |
| Van Buren County | $206,500 | $2,536 | 1.23% |
| Shiawassee County | $171,600 | $2,251 | 1.31% |
| Barry County | $264,100 | $2,769 | 1.05% |
| Montcalm County | $185,500 | $1,876 | 1.01% |
| Marquette County | $216,500 | $2,109 | 0.97% |
Michigan county directory
Highest property tax rates in Michigan
Among counties currently in the NMC dataset for this state.
- 1. Ingham County1.83%
- 2. Wayne County1.63%
- 3. Washtenaw County1.52%
- 4. Bay County1.49%
- 5. Saginaw County1.49%
Lowest property tax rates in Michigan
Among counties currently in the NMC dataset for this state.
- 1. Leelanau County0.68%
- 2. Benzie County0.79%
- 3. Otsego County0.80%
- 4. Alcona County0.82%
- 5. Emmet County0.83%
Alcona County
Estimated effective rate: 0.82%
Alger County
Estimated effective rate: 0.94%
Allegan County
Estimated effective rate: 1.08%
Alpena County
Estimated effective rate: 1.06%
Antrim County
Estimated effective rate: 0.84%
Arenac County
Estimated effective rate: 1.13%
Baraga County
Estimated effective rate: 1.22%
Barry County
Estimated effective rate: 1.05%
Bay County
Estimated effective rate: 1.49%
Benzie County
Estimated effective rate: 0.79%
Berrien County
Estimated effective rate: 1.08%
Branch County
Estimated effective rate: 1.16%
Calhoun County
Estimated effective rate: 1.45%
Cass County
Estimated effective rate: 0.97%
Charlevoix County
Estimated effective rate: 0.90%
Cheboygan County
Estimated effective rate: 0.89%
Chippewa County
Estimated effective rate: 1.26%
Clare County
Estimated effective rate: 1.11%
Clinton County
Estimated effective rate: 1.23%
Crawford County
Estimated effective rate: 1.06%
Delta County
Estimated effective rate: 1.13%
Dickinson County
Estimated effective rate: 1.27%
Eaton County
Estimated effective rate: 1.41%
Emmet County
Estimated effective rate: 0.83%
Genesee County
Estimated effective rate: 1.36%
Gladwin County
Estimated effective rate: 1.15%
Gogebic County
Estimated effective rate: 1.43%
Grand Traverse County
Estimated effective rate: 0.89%
Gratiot County
Estimated effective rate: 1.24%
Hillsdale County
Estimated effective rate: 0.99%
Houghton County
Estimated effective rate: 1.16%
Huron County
Estimated effective rate: 1.19%
Ingham County
Estimated effective rate: 1.83%
Ionia County
Estimated effective rate: 1.13%
Iosco County
Estimated effective rate: 0.96%
Iron County
Estimated effective rate: 1.34%
Isabella County
Estimated effective rate: 1.34%
Jackson County
Estimated effective rate: 1.26%
Kalamazoo County
Estimated effective rate: 1.45%
Kalkaska County
Estimated effective rate: 0.87%
Kent County
Estimated effective rate: 1.11%
Keweenaw County
Estimated effective rate: 0.99%
Lake County
Estimated effective rate: 1.09%
Lapeer County
Estimated effective rate: 0.92%
Leelanau County
Estimated effective rate: 0.68%
Lenawee County
Estimated effective rate: 1.27%
Livingston County
Estimated effective rate: 0.97%
Luce County
Estimated effective rate: 0.98%
Mackinac County
Estimated effective rate: 1.07%
Macomb County
Estimated effective rate: 1.40%
Manistee County
Estimated effective rate: 1.04%
Marquette County
Estimated effective rate: 0.97%
Mason County
Estimated effective rate: 1.06%
Mecosta County
Estimated effective rate: 0.99%
Menominee County
Estimated effective rate: 1.01%
Midland County
Estimated effective rate: 1.47%
Missaukee County
Estimated effective rate: 0.98%
Monroe County
Estimated effective rate: 1.16%
Montcalm County
Estimated effective rate: 1.01%
Montmorency County
Estimated effective rate: 0.86%
Muskegon County
Estimated effective rate: 1.18%
Newaygo County
Estimated effective rate: 1.10%
Oakland County
Estimated effective rate: 1.27%
Oceana County
Estimated effective rate: 1.01%
Ogemaw County
Estimated effective rate: 0.95%
Ontonagon County
Estimated effective rate: 1.16%
Osceola County
Estimated effective rate: 1.02%
Oscoda County
Estimated effective rate: 0.94%
Otsego County
Estimated effective rate: 0.80%
Ottawa County
Estimated effective rate: 1.02%
Presque Isle County
Estimated effective rate: 0.95%
Roscommon County
Estimated effective rate: 1.01%
Saginaw County
Estimated effective rate: 1.49%
Sanilac County
Estimated effective rate: 0.90%
Schoolcraft County
Estimated effective rate: 0.99%
Shiawassee County
Estimated effective rate: 1.31%
St. Clair County
Estimated effective rate: 1.14%
St. Joseph County
Estimated effective rate: 1.10%
Tuscola County
Estimated effective rate: 1.21%
Van Buren County
Estimated effective rate: 1.23%
Washtenaw County
Estimated effective rate: 1.52%
Wayne County
Estimated effective rate: 1.63%
Wexford County
Estimated effective rate: 1.13%
Michigan property tax FAQs
What is the difference between SEV and taxable value in Michigan?
SEV tracks assessed market value (generally 50% of true cash value after equalization). Taxable value is the Proposal A capped figure used to compute the bill until the property transfers. Buyers should estimate from something closer to SEV, not the seller’s capped taxable value.
Does Michigan have an official property tax calculator?
Yes. The Michigan Department of Treasury publishes a Property Tax Estimator and millage database. Our page remains a 50-state ACS planning estimate and links to that official tool for parcel-level millage math.
Related planning resources for Michigan
Michigan property tax calculatorMonthly payment calculator (PITI)Michigan FHA loan limitsCompare loan optionsGet a personalized mortgage estimateNational property tax calculator
FHA limit context in Michigan
Most counties in this state follow the standard FHA floor framework.
FHA 1-unit floor $541,287 · ceiling $1,249,125. Property tax estimates on this page are separate from loan limits.
View Michigan FHA loan limitsNeed the national view?
Return to the national Property Tax Calculator to compare across states and scenarios.
Methodology
Statewide effective rates use 2024 ACS owner-occupied data. County rates are median real-estate taxes paid divided by median owner-occupied home value (ACS 2020–2024 5-year). Last reviewed August 13, 2026. Estimates only — confirm with the local taxing authority.
On a $400,000 home, the U.S. benchmark used for comparison is 0.90% ($3,600 / year).