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Updated 2025 Tax Year

Elkhart County
Property Tax Guide

Everything you need to know about property taxes in Elkhart County, IN. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
Base county rate 0.0178%, total effective rates typically 1-2.5% varying by taxing district combination
1st Due
May 10
2nd Due
Nov 10
Exemptions
5+ Available
Section 1

How Property Tax Works

Elkhart County, Indiana operates on an assessment-based property tax system that funds essential local services including schools, public safety, infrastructure, and county operations. The property tax system serves as the primary revenue source for local governments and school districts throughout the county. Property taxes are calculated based on the assessed value of real estate, which is determined by the County Assessor's office and reassessed periodically.

The effective tax rate in Elkhart County varies significantly by location due to different combinations of taxing districts, including school corporations, townships, municipalities, and special service districts. For the 2025 tax year, the base county rate is 0.0178%, but total effective rates typically range from approximately 1.5% to 3.0% when all local taxing units are combined. Property owners should note that their specific tax rate depends on their exact location within the county, as each taxing district levies its own rate for local services and capital improvements.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General Fund0.0178%Basic county services and operations
School DistrictVariesLocal school corporation levies (varies by district)
TownshipVariesTownship services and fire protection
MunicipalVariesCity/town services (if applicable)
Library DistrictVariesPublic library operations
Special DistrictsVariesParks, drainage, TIF districts

Rates shown are for FY 2025-2026 levy year. Total effective rates range from approximately 1.5% to 3.0% depending on location within Elkhart County. Each property's specific rate is determined by the combination of taxing districts serving that location. Contact the Elkhart County Auditor for your exact district combination and current rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Elkhart County, property taxes are due in two installments:

First Installment
May 10
Delinquent after Dec 10
Second Installment
Nov 10
Delinquent after Apr 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental property taxes in Elkhart County are additional assessments that occur when there are changes to property ownership, improvements, or corrections to assessments during the tax year. The most common triggers include new construction completion, property transfers that reveal assessment discrepancies, successful appeals that increase assessments, and newly discovered improvements not previously assessed.

Supplemental taxes are calculated by applying the current tax rate to the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining. For example, if a $50,000 home addition is completed and assessed in January, and the total effective tax rate is 2.5%, the supplemental tax would be approximately $1,250 ($50,000 × 0.025) for the full year. These supplemental bills are typically issued within 60-90 days of the assessment change and have separate due dates from regular property tax installments.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Standard Homestead Credit (application required): -$45,000
  • Less: Over-65 Credit (if applicable, application required): -$12,480
  • Net Taxable Value: $242,520
  • Annual Tax (at 2.0% effective rate): $4,850
  • Monthly Escrow: $404

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Homestead Credit Cap (1% of gross assessed value): -$6,000
  • Net Taxable Value: $594,000
  • Annual Tax (at 2.2% effective rate): $13,068
  • Monthly Escrow: $1,089

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Homestead Credit Cap (1% of gross assessed value): -$10,000
  • Net Taxable Value: $990,000
  • Annual Tax (at 2.4% effective rate): $23,760
  • Monthly Escrow: $1,980

Note: All tax credits require application and approval. Credits shown are examples only - actual credits depend on eligibility and application. Effective tax rates vary by specific location within the county.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Elkhart County require property tax escrow accounts for borrowers with less than 20% down payment, though some lenders may require escrow regardless of down payment amount. Your lender collects monthly escrow payments along with your mortgage payment and holds these funds in a separate account to pay your property taxes when due. The lender typically pays your property taxes directly to the Elkhart County Treasurer on the May 10 and November 10 due dates.

Lenders are required to provide annual escrow account statements showing deposits, payments, and account balances. If your property taxes increase due to assessment changes or rate increases, your lender will adjust your monthly escrow payment accordingly. Property owners should verify that their lender has paid property taxes on time by checking with the County Treasurer's office, as late payments can result in penalties and potential tax sale proceedings regardless of escrow arrangements. You can monitor your tax payment status through the Elkhart County online property tax database.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Elkhart County? A: Property taxes for the current fiscal year are due in two installments: May 10, 2026, and November 10, 2026. Payments are made to the Elkhart County Treasurer.

Q: What tax credits are available and how do I apply? A: Common tax credits include the Homestead Credit, Over-65 Credit, and Disabled Veteran Credit. All credits require application before April 1 of the assessment year with the County Assessor. Applications must be refiled every even-numbered year to maintain eligibility.

Q: How does the Homestead Credit work? A: The Homestead Credit caps your property tax liability at 1% of gross assessed value for your primary residence. This credit limits assessment increases rather than reducing market value and requires application with the County Assessor. It is not automatic.

Q: When are properties reassessed in Elkhart County? A: Indiana conducts property reassessments on a cyclical basis. If you disagree with your assessment, you can file an appeal with the County Assessor within 45 days of receiving your assessment notice.

Q: What happens if I pay my property taxes late? A: Late payments incur a 10% penalty plus 1.5% interest per month. Properties with delinquent taxes may be subject to tax sale proceedings if taxes remain unpaid.

Q: Can I pay my property taxes online? A: Yes, Elkhart County offers online property tax payments through the County Treasurer's website. You can also pay by mail, phone, or in person at the Treasurer's office.

Q: Why do tax rates vary within Elkhart County? A: Tax rates vary because different areas are served by different combinations of school districts, townships, municipalities, library districts, and special service districts. Each district sets its own levy rate.

Q: How are special district taxes determined? A: Special districts such as park districts, drainage districts, and Tax Increment Financing (TIF) districts levy additional taxes for specific services or improvements. These appear as separate line items on your tax bill and vary by location within the county.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
2025 Certified Local Income Tax Distributionsin.gov
02
County
2025 Elkhart County Budget Orderin.gov
03
Financial Dashboardelkhart.k12.in.us
04
Tax Doc
DLGF: Property Tax Due Datesin.gov
05
County
Elkhart County: Homeelkhartcounty.gov
06
2025 Assessment Calendarin.gov
07
Indianairs.gov
08
DLGF: Exemptionsin.gov
09
How do I file for the Homestead Credit or another deduction?faqs.in.gov
10
Elkhart - DLGFin.gov
All sources verified as of 2025 Tax Year

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