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Updated 2025 Tax Year

Alcona County
Property Tax Guide

Everything you need to know about property taxes in Alcona County, MI. 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
32.6859 mills (3.27% of taxable value) for principal residences, varies by township and district
Exemptions
5+ Available
Section 1

How Property Tax Works

Alcona County, Michigan operates under the state's property tax system, which serves as the primary funding mechanism for local government services, schools, and special districts. Property taxes in Alcona County fund essential services including public education, county administration, township services, fire protection, and library services. The effective tax rate in Alcona County varies significantly depending on your specific location within the county due to different combinations of taxing jurisdictions.

Based on 2024 data, the millage rate for principal residences in Alcona County was 32.6859 mills (approximately 3.27% of taxable value). However, your actual tax rate will depend on which township, school district, and special assessment districts serve your property. Michigan's assessment system uses a taxable value that may be lower than market value due to assessment growth caps, and various tax credits are available to qualifying homeowners who submit applications.

Property values in Alcona County are assessed annually, with assessments typically reflecting 50% of true cash value (market value). The county follows Michigan's standard property tax calendar, with taxes becoming due and payable on specific dates throughout the year based on when they are levied.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate Rate (Mills)Description
County Operating4-6 millsGeneral county services and administration
Township1-3 millsLocal township services, varies by township
School District18-24 millsK-12 education funding
Intermediate School2-4 millsRegional education services
Community College2-3 millsAlpena Community College
Library1-2 millsPublic library services (where applicable)
Fire Protection1-3 millsFire department services (varies by district)
Special AssessmentsVariesRoads, drainage, other local improvements

Total Rate Range: 29-45 mills (2.9% - 4.5% of taxable value)

Note: These rates are estimates based on FY 2024 data. Actual rates for FY 2025 vary significantly by specific location within Alcona County due to different combinations of taxing districts. Contact the Alcona County Equalization Department for precise rates applicable to your property address.

Section 3

When Are Property Taxes Due?

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

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 taxes in Alcona County are additional property tax bills issued when there are changes to property ownership, value, or use that occur after the annual assessment date. The most common triggers include new construction completion, property transfers that remove Proposal A protections, or corrections to assessments discovered during the tax year.

When a supplemental tax is issued, it represents the difference between the taxes already levied and what should have been levied based on the property's corrected status. For example, if you complete a home addition worth $50,000 after the assessment date, you may receive a supplemental bill for the additional taxes on that improvement, prorated for the remaining months in the tax year.

Supplemental tax bills are calculated using the same millage rates that apply to your property, but only on the incremental change in taxable value. These bills typically have shorter payment deadlines than regular property tax bills, often 30 days from the issue date, so immediate attention is required when received.

Example Calculation

Example 1: $300,000 Home with Homestead Credit

  • Market Value: $300,000
  • Assessed Value (50%): $150,000
  • Taxable Value (with Proposal A cap): $140,000
  • Homestead Credit Reduction: $18,000
  • Net Taxable Value: $122,000
  • Tax Rate: 32.69 mills
  • Annual Tax: $3,988
  • Monthly (if escrowed): $332

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Assessed Value (50%): $300,000
  • Taxable Value (with Proposal A cap): $275,000
  • Homestead Credit Reduction: $18,000
  • Net Taxable Value: $257,000
  • Tax Rate: 32.69 mills
  • Annual Tax: $8,401
  • Monthly (if escrowed): $700

Example 3: $1,000,000 Home (No Homestead Credit)

  • Market Value: $1,000,000
  • Assessed Value (50%): $500,000
  • Taxable Value: $500,000
  • Homestead Credit: Not Applied (non-homestead)
  • Net Taxable Value: $500,000
  • Tax Rate: 45.00 mills (higher non-homestead rate)
  • Annual Tax: $22,500
  • Monthly (if escrowed): $1,875

Note: Homestead credit requires annual application and caps assessment increases. Rates shown are estimates and vary by specific tax district combinations.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Alcona County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects monthly property tax payments along with your mortgage payment and maintains these funds in an escrow account. The lender pays your property taxes directly to Alcona County when they become due, typically in summer and winter installments.

Lenders typically collect 1/12th of your estimated annual property tax bill each month. They're required to conduct annual escrow analyses to ensure adequate funds are collected. If your property taxes increase due to assessment changes or millage increases, your monthly escrow payment will be adjusted accordingly. You should receive an annual escrow statement showing all transactions and any surplus or shortage.

If you don't have an escrow account, you're responsible for paying property taxes directly to the Alcona County Treasurer's office. Michigan law requires these payments by specific due dates, and you can verify payment receipt through the county's online system. Always confirm that payments are properly credited to avoid delinquency issues that could affect your property ownership.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Alcona County for the current fiscal year? A: Property taxes in Alcona County are typically due by April 15th for the current tax year. Summer taxes may be paid early, but winter taxes have specific deadlines that vary by local jurisdiction.

Q: What tax credits are available and do I need to apply? A: The primary tax credit is the Homestead Property Tax Credit, which requires annual application with your Michigan income tax return. The Principal Residence Exemption (PRE) must also be filed when you purchase a home - it's not automatic and provides significant tax savings by qualifying you for lower millage rates.

Q: How does the Homestead exemption work? A: The Principal Residence Exemption caps your assessment increases under Proposal A (typically limiting increases to 5% annually or inflation rate, whichever is less) and qualifies your property for lower "homestead" millage rates. You must file Form 2368 when you first purchase your home.

Q: How often are properties reassessed in Alcona County? A: Properties are assessed annually, with assessments mailed by April 1st. The county conducts periodic reappraisals of different areas on a rotating basis to ensure assessments reflect current market conditions.

Q: What if I disagree with my assessment? A: You can appeal your assessment to the local Board of Review, typically meeting in March. If unsatisfied, you can appeal to the Michigan Tax Tribunal. Appeals must be filed within specific deadlines following receipt of your assessment notice.

Q: What are the penalties for late property tax payments? A: Late payments incur interest charges and penalties. After March 1st of the following year, unpaid taxes are transferred to the county treasurer for collection, and properties can eventually face tax foreclosure if taxes remain unpaid for three years.

Q: Can I pay my property taxes online? A: Yes, Alcona County offers online payment options through their official website. You can pay by electronic check or credit card, though credit card payments may incur processing fees.

Q: Why do some properties in my neighborhood have different tax rates? A: Tax rates vary based on which combination of school district, township, fire district, library district, and special assessment districts serve each property. Even neighboring properties may be in different taxing jurisdictions, resulting in different total millage rates.

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 Ad Valorem Property Tax Reportmichigan.gov
02
Tax Doc
2024 Total Property Tax Rates in Michiganmichigan.gov
03
2024 hud home income limitshuduser.gov
04
Tax Doc
REAL PROPERTY TAX FORECLOSURE TIMELINEmichigan.gov
05
the Cedar Lake Improvement Board Regular Public ...oscodatownshipmi.gov
06
Tax Doc
Property Tax Forfeiture and Foreclosuremichigan.gov
07
Tax Doc
Homestead Property Tax Creditmichigan.gov
08
2368 Principal Residence Exemption (PRE) Affidavitmichigan.gov
09
Tax Doc
Property Tax Exemptionsmichigan.gov
10
ETRP in BRA TIF plan (Sheet 2)michigan.gov
All sources verified as of 2025 Tax Year

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