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Updated 2025 Tax Year

Charlevoix County
Property Tax Guide

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

9 Official Sources
8 min read
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Quick Facts
Tax Rate
Varies by location and taxing districts within Charlevoix County
Exemptions
5+ Available
Section 1

How Property Tax Works

Charlevoix County, Michigan operates under the state's property tax system, which funds essential local services including schools, county operations, townships, cities, and special districts. Property taxes are the primary revenue source for these governmental entities, with the county serving as the collection point for multiple taxing jurisdictions. The Michigan property tax system is based on assessed values that are capped at the rate of inflation or 5% annually, whichever is lower, for properties that qualify for the Principal Residence Exemption.

Property tax rates in Charlevoix County vary significantly by location within the county due to different combinations of taxing districts. Each property may be subject to county taxes, township or city taxes, school district taxes, and various special assessments depending on its specific location. The 2025 tax rates are determined annually by each taxing jurisdiction's board and are applied to the taxable value of properties as of the previous assessment year.

Section 2

What Makes Up Your Tax Bill

ComponentDescription
County OperatingBasic county services and operations
School DistrictLocal school district operations and debt service
Township/CityMunicipal services (varies by municipality)
Special AssessmentsFire departments, libraries, parks (location-dependent)
Total Effective RateVaries by location within county
Levy Year2025 (based on 2024 assessments)

Note: The 2025 Charlevoix County property tax rates have not yet been finalized and will be determined by each taxing jurisdiction's board. Rates typically range around Michigan's statewide average of approximately 1% of market value, but actual rates vary significantly based on the specific combination of taxing districts that apply to each property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Charlevoix 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 Michigan are triggered by changes in property ownership, new construction, or improvements that increase a property's value during the tax year. When property ownership changes, the taxable value can "uncap" and reset to the current assessed value, potentially resulting in a significant tax increase. New construction or major improvements are assessed and added to the tax roll as supplemental assessments.

For example, if a property with a capped taxable value of $150,000 sells for $400,000, the new owner's taxable value would reset to approximately $200,000 (50% of market value under Michigan's assessment system). This uncapping can result in substantially higher property taxes for the new owner compared to what the previous owner was paying.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $150,000 (50% of market value)
  • Taxable Value: $150,000 (assuming no capping)
  • Estimated Tax Rate: ~25 mills ($25 per $1,000)
  • Annual Tax: ~$3,750
  • Monthly Escrow: ~$313

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $300,000
  • Taxable Value: $300,000
  • Estimated Tax Rate: ~25 mills
  • Annual Tax: ~$7,500
  • Monthly Escrow: ~$625

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $500,000
  • Taxable Value: $500,000
  • Estimated Tax Rate: ~25 mills
  • Annual Tax: ~$12,500
  • Monthly Escrow: ~$1,042

Note: These examples use estimated rates. Actual rates vary by specific location and taxing districts. Principal Residence Exemption requires application and can provide additional tax reduction.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Charlevoix County require borrowers to maintain an escrow account for property tax payments. The lender collects monthly payments equal to 1/12 of the annual tax bill and pays the taxes directly to the county when due. Lenders typically analyze escrow accounts annually and may adjust monthly payments based on actual tax bills and account balances.

Property taxes in Charlevoix County are due by April 1st following the tax year. Lenders usually pay taxes before the due date to avoid penalties. Property owners should verify that their lender has made timely payments and ensure their homeowner's insurance and any applicable exemptions are properly filed. If escrow payments seem incorrect, homeowners can request an escrow analysis from their lender and compare it to their actual tax statements.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Charlevoix County? A: Property taxes are due by April 1, 2026 for the current tax year. Late payments are subject to penalties and interest.

Q: What is the Principal Residence Exemption and how do I apply? A: This exemption caps annual assessment increases at inflation or 5% (whichever is lower) for your primary residence. You must file Form 2368 with the Charlevoix County Assessor. This is NOT automatic and requires application. Contact: 231-547-3251.

Q: Are there other tax credits available? A: Yes, including credits for seniors, disabled persons, and veterans. Most require annual application by specific deadlines. Contact the county assessor's office for eligibility requirements and application forms.

Q: How often are properties assessed? A: Michigan law requires annual assessments, but physical inspections typically occur every 2-4 years on a rotating basis within the county.

Q: How do I appeal my property assessment? A: File an appeal with your local Board of Review, typically meeting in March. Contact your township or city assessor for specific dates and procedures.

Q: What are the penalties for late payment? A: Interest and penalties accrue on unpaid taxes after the April 1st due date. Delinquent taxes can result in foreclosure proceedings.

Q: Can I pay property taxes online? A: Check with Charlevoix County's website or contact the treasurer's office for available online payment options and accepted payment methods.

Q: Why did my taxes increase when I bought my home? A: Property sales "uncap" the taxable value, often resulting in higher taxes for new owners compared to previous owners who benefited from assessment caps.

Q: Do special district taxes apply to my property? A: This depends on your property's location. Special districts for fire protection, libraries, or parks may apply additional taxes. Your tax bill will show all applicable districts.

Q: What is Form 5278 mentioned in exemptions? A: This form is for claiming exemptions on eligible personal property and must be filed with the local assessor by February 20th of the applicable year.

Verified Sources

Backed by 9 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
2025 MI-1040CR-2 Homestead Property Tax Credit Claim ...michigan.gov
03
Tax Doc
2024 Commercial, Industrial, and Utility Property Tax Reportmichigan.gov
04
2024 Audit Reportcharlevoixmi.gov
05
March 2025: Severe Winter Weather and Ice Storm Noticemichigan.gov
06
9-4-01 council agenda.wpdcharlevoixmi.gov
07
Treasurer | Charlevoix, MIcharlevoixmi.gov
08
State
632, 2019 Personal Property Statement (as of 12-31-18) L- ...charlevoixmi.gov
09
Frequently Asked Questions - CivicPlus.CMS.FAQcharlevoixmi.gov
All sources verified as of 2025 Tax Year

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