HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Alpena County
Property Tax Guide

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

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
25-35 mills total (varies by district), 4.7763 mills county base rate
Exemptions
5+ Available
Section 1

How Property Tax Works

Alpena County, Michigan operates under a property tax system that funds essential local services including county operations, schools, libraries, and special districts. Property taxes are levied based on the assessed value of real property, with the county operating under Michigan's assessment system where properties are assessed at 50% of true cash value (market value). The effective tax rate varies significantly depending on your location within the county due to different combinations of local taxing authorities and special assessment districts.

The county's base millage rate for county operations is 4.7763 mills, but total tax rates typically range from approximately 25-35 mills when including school districts, intermediate school districts, and local municipal taxes. Your actual tax rate depends on which city, township, school district, and special taxing districts serve your property location. Property owners should note that tax rates and assessments can vary considerably between different areas of Alpena County, making location-specific research essential for accurate tax planning.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County Operations4.7763Basic county services and administration
Educational Service District (Non-homestead)17.0000Regional education services for non-homestead properties
School DistrictVariesLocal school district operational millage (varies by district)
MunicipalVariesCity or township millage (if applicable)
Special AssessmentsVariesLibrary, fire protection, or other special districts
Dial-A-RideRate variesPublic transportation millage

Note: These rates reflect the most recent available data for the 2024 tax year. Final rates for 2025 are not yet determined. Total effective rates typically range from 25-35 mills depending on your specific location and applicable taxing districts within Alpena County. One mill equals $1 per $1,000 of taxable value.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Alpena 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 Alpena County are additional property tax assessments that occur when there are changes in property ownership, new construction, or improvements that increase a property's assessed value mid-tax year. These taxes are calculated on a pro-rated basis from the date of the assessable event through the end of the current tax year. For example, if you purchase a home in October that was previously exempt from taxation, or if you complete a major addition to your property, the county assessor will issue a supplemental tax bill to capture the additional tax liability for the remaining months of the tax year.

The supplemental tax is calculated by determining the difference between the old and new assessed values, applying the current tax rate to that difference, and pro-rating based on the number of months remaining in the tax year. Property owners must complete required forms for each unit of government that levies property tax, with penalties for non-filing provided under MCL Section 211.119.

Example Calculation

Example 1: $300,000 Property Value

  • Assessed Value (50% of market): $150,000
  • Less: Homestead Exemption (if applicable): $0 (caps future increases)
  • Net Taxable Value: $150,000
  • Tax Rate: 30 mills (estimated total)
  • Annual Tax: $4,500
  • Monthly Escrow: $375

Example 2: $600,000 Property Value

  • Assessed Value (50% of market): $300,000
  • Less: Homestead Exemption (if applicable): $0 (caps future increases)
  • Net Taxable Value: $300,000
  • Tax Rate: 30 mills (estimated total)
  • Annual Tax: $9,000
  • Monthly Escrow: $750

Example 3: $1,000,000 Property Value

  • Assessed Value (50% of market): $500,000
  • Less: Homestead Exemption (if applicable): $0 (caps future increases)
  • Net Taxable Value: $500,000
  • Tax Rate: 30 mills (estimated total)
  • Annual Tax: $15,000
  • Monthly Escrow: $1,250

Note: These calculations use estimated composite tax rates. Actual rates vary by location within the county. Tax credits require separate application and are not automatically applied.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Alpena County require borrowers to maintain an escrow account for property tax payments, particularly for loans with less than 20% down payment. Lenders collect monthly escrow payments equal to 1/12th of the estimated annual property tax bill, plus a cushion amount typically not exceeding two months of payments. The lender pays your property taxes directly to the county when they become due.

Property taxes in Alpena County follow a split payment schedule, with summer taxes typically due by July 31st and winter taxes due by February 28th of the following year. Lenders must provide annual escrow statements showing all deposits, payments, and account balances. Property owners should verify that their lender is making timely payments and should review escrow statements for accuracy, as errors in tax rate calculations or assessed values can result in escrow shortages or overages that affect monthly mortgage payments.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Alpena County for the current tax year? A: Summer taxes are due by July 31, 2024, and winter taxes are due by February 28, 2025. Postmarks are not accepted - payments must be received by the due date.

Q: What is the Principle Residence Exemption and how do I apply? A: The Principle Residence Exemption (also called Homestead Exemption) caps annual assessment increases and provides certain tax benefits for your primary residence. You must file an application by June 1st for the current tax year. This is not automatic and requires annual filing.

Q: Are there property tax credits available for seniors or disabled veterans? A: Michigan offers various property tax credits including senior/disability credits and veteran exemptions. These require separate applications through the county assessor's office and have specific eligibility requirements and deadlines.

Q: How does the homestead exemption affect my property taxes? A: The homestead exemption limits annual assessment increases (typically to inflation or 5%, whichever is less) rather than reducing market value. It also exempts homestead properties from the 18-mill state education tax, but application is required.

Q: When are property assessments conducted and how can I appeal? A: Assessments are typically reviewed annually with notices sent in spring. You can appeal to the local Board of Review (usually meets in March), and the final deadline to file with the Michigan Tax Tribunal is July 31st for residential properties.

Q: What are the penalties for late property tax payments? A: Interest and penalty charges accrue on late payments. Specific penalty rates and collection procedures vary, so contact the county treasurer's office for current penalty schedules.

Q: Can I pay my property taxes online? A: Check with the Alpena County Treasurer's office for available online payment options, as many Michigan counties now offer electronic payment systems for property taxes.

Q: How do special assessment districts affect my tax bill? A: Special districts for services like libraries, fire protection, or public transportation add additional millage to your tax bill. Your location determines which special districts apply to your property, and these rates can change annually based on district budgets.

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
Tax Millage Ratesalpena.mi.us
02
7571 Prospectus.pdf - Department of Natural Resourceswww2.dnr.state.mi.us
03
ANNUAL BUDGET 2025-2026alpena.mi.us
04
Tax Doc
Tax Paymentsalpena.mi.us
05
City of Alpenaalpena.mi.us
06
Tax Doc
City of Alpena Taxpayers - Taxes are Due July 1, 2023 ...alpena.mi.us
07
Return of Private Foundationapps.irs.gov
08
Assessoralpena.mi.us
09
ESISTERgovinfo.gov
10
2023 04 Alpena 4029michigan.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate