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Updated 2025 Tax Year

Cass County
Property Tax Guide

Everything you need to know about property taxes in Cass 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
0.9892% average rate, varies significantly by location and special taxing districts
1st Due
Jul 1
2nd Due
Dec 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Cass County, Michigan operates under a property tax system that funds essential local services including schools, county government, township services, and various special districts. Property owners in Cass County pay taxes based on their property's assessed value multiplied by the applicable tax rate, which varies significantly by location within the county due to different combinations of special taxing districts.

The effective property tax rate for Cass County is approximately 0.9892% for the 2025 tax year, though actual rates vary considerably depending on your specific location and which special taxing districts serve your property. These districts may include school districts, fire districts, library districts, and other special assessments that can impact your total tax burden. Property taxes in Cass County are the primary funding mechanism for local schools, infrastructure maintenance, public safety services, and county operations.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County OperatingVariesBasic county services, roads, administration
School DistrictsVariesLocal school district operations and bonds
Township/MunicipalityVariesLocal government services
Fire DistrictsVariesFire protection services (if applicable)
Library DistrictsVariesLibrary services (if applicable)
Special AssessmentsVariesInfrastructure, drainage, other improvements
Total Effective Rate~0.9892%Combined rate for 2025 levy year

Note: These rates apply to the 2025 levy year and vary significantly by location within Cass County. Your actual tax rate depends on which combination of taxing districts serve your specific property address. Contact the Cass County Assessor's office for your exact millage rate.

Section 3

When Are Property Taxes Due?

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

First Installment
Jul 1
Delinquent after Dec 10
Second Installment
Dec 1
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 taxes in Michigan are additional property tax assessments that occur when there are changes to property ownership, new construction, or significant improvements made to existing properties during the tax year. These taxes are calculated based on the difference between the old and new assessed values, prorated for the portion of the tax year remaining after the change occurred.

For example, if you complete a $50,000 home addition in March that increases your assessed value by $25,000, you would receive a supplemental tax bill for the increased assessment covering the remaining months of that tax year. The supplemental tax would be calculated as: ($25,000 × applicable tax rate) × (9 months remaining ÷ 12 months) = prorated additional tax due.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (50% of market): $150,000
  • Less: Homestead Credit Application: Varies by income
  • Net Taxable Value: ~$150,000
  • Annual Tax ($150,000 × 0.9892%): ~$1,484
  • Monthly Escrow: ~$124

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (50% of market): $300,000
  • Less: Homestead Credit Application: Varies by income
  • Net Taxable Value: ~$300,000
  • Annual Tax ($300,000 × 0.9892%): ~$2,968
  • Monthly Escrow: ~$247

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (50% of market): $500,000
  • Less: Available Credits (must apply): Varies
  • Net Taxable Value: ~$500,000
  • Annual Tax ($500,000 × 0.9892%): ~$4,946
  • Monthly Escrow: ~$412

Note: Credits require separate applications and are not automatic. Actual taxes may vary based on your specific taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Cass County require property tax escrow accounts, where you pay 1/12th of your annual property tax bill with each monthly mortgage payment. Lenders collect these funds in advance and pay your property taxes directly to the county on your behalf when they become due on September 15th each year.

Your lender will conduct an annual escrow analysis to ensure adequate funds are collected, typically adjusting your monthly payment if taxes increase or decrease. You should receive an annual escrow statement showing tax payments made on your behalf. If you pay off your mortgage or refinance, you're responsible for paying property taxes directly. The county will mail tax bills to your property address, and you can verify payment status through the Cass County Treasurer's office or online portal.

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 Cass County? A: Property taxes for the 2025 tax year are due by September 15, 2025. Delinquent taxes can still be paid until February 28, 2026, after which they transfer to the Cass County Treasurer's office.

Q: What tax credits are available and do they require applications? A: Michigan offers various tax credits including the Homestead Property Tax Credit for eligible homeowners, which must be applied for annually and is not automatic. Other credits may include disabled veteran exemptions and senior citizen credits - all require separate applications with specific deadlines.

Q: How does the Homestead exemption work? A: The Homestead exemption caps the annual increase in your property's taxable value, not the assessed value. You must file a Principal Residence Exemption application to qualify, and it limits assessment growth rather than reducing your property's market value.

Q: When are properties reassessed? A: Michigan properties are assessed annually, with assessment notices typically mailed in February or March. You have until the second Monday in March to appeal your assessment to the local Board of Review.

Q: What are the penalties for late payment? A: Late payments after September 15th incur penalties and interest. After February 28th, delinquent taxes transfer to the county treasurer with additional fees and potential tax lien consequences.

Q: Can I pay property taxes online? A: Yes, most jurisdictions in Cass County offer online payment options. Check with your specific township, city, or village for their online payment portal, or contact the Cass County Treasurer's office.

Q: Why do tax rates vary within Cass County? A: Tax rates vary because different areas are served by different combinations of special taxing districts such as school districts, fire districts, library districts, and special assessment districts.

Q: How do I find out my exact tax rate? A: Contact the Cass County Assessor's office or check your most recent tax bill, which lists all applicable millage rates for your specific property location and the taxing districts that serve your area.

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
Village Taxescassopolis-mi.us
02
Tax Doc
2025 Certified Tax Rates by Districtin.gov
03
Tax Doc
2025 Ad Valorem Property Tax Reportmichigan.gov
04
County
Milton Township, Cass County, MI – 32097 Bertrand St Niles ...miltontwpmi.gov
05
State
State Tax Commission Communicationsmichigan.gov
06
Tax Doc
Property Tax Exemptionsmichigan.gov
07
Tax Doc
Homestead Property Tax Credit Claim for Veterans and ...michigan.gov
08
Assessingcityofalbionmi.gov
09
2023 14 Cass 4029michigan.gov
10
Supplemental Environmental Assessmentfmdiversion.gov
All sources verified as of 2025 Tax Year

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