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Updated 2025 Tax Year

Eaton County
Property Tax Guide

Everything you need to know about property taxes in Eaton 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
Approximately 3.1985% of assessed value (varies by district and local taxing authorities)
Exemptions
6+ Available
Section 1

How Property Tax Works

Eaton County, Michigan operates under the state's property tax system to fund essential local services including schools, county operations, townships, cities, and special districts. Property taxes are the primary source of revenue for these governmental units, supporting everything from education and public safety to road maintenance and parks. The county follows Michigan's assessment practices where properties are assessed at approximately 50% of their true cash value (market value).

The effective property tax rate in Eaton County for the 2025 tax year is approximately 3.1985% of assessed value, though actual rates vary significantly by location within the county due to different combinations of school districts, municipalities, and special taxing authorities. Residents in different areas may experience rate variations based on their specific taxing jurisdictions, including school district millages, municipal levies, and special assessments for services like libraries, fire protection, or drainage districts.

Property owners should note that Michigan's tax system includes various credits and exemptions that can reduce tax liability, but most require annual application and are not automatically applied. The assessment and taxation process operates on a fiscal year basis, with taxes becoming due September 2nd each year for the current tax year.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate RateDescription
County Operating0.4-0.6 millsGeneral county services, courts, sheriff
School Operating18-24 millsLocal school district operations
School Debt2-8 millsVaries by district bond obligations
Township/City1-3 millsLocal municipal services
Intermediate School District0.5-1 millEaton ISD services
Community College2-3 millsLansing Community College district
Library0.5-2 millsWhere applicable by district
Special AssessmentsVariesFire, ambulance, drainage districts
Total Effective Rate~31.985 millsEquivalent to 3.1985%

Rates shown are for Tax Year 2025 (payable 2025). One mill equals $1 per $1,000 of assessed value. Actual rates vary by specific location within Eaton County based on the combination of taxing jurisdictions that serve each property. Contact the Eaton County Equalization Department for your specific millage rate.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Eaton 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 Eaton County are additional property tax bills issued when there are significant changes to a property after the annual assessment date but during the current tax year. The most common triggers include new construction completion, property splits or combinations, successful assessment appeals that increase value, or correction of assessment errors discovered mid-year.

When supplemental taxes are levied, they are calculated by applying the current year's millage rate to the difference between the original assessed value and the new assessed value. The supplemental bill covers the remaining months in the current tax year from the effective date of the change. For example, if new construction worth $50,000 in assessed value is completed in March, and the total millage rate is 31.985 mills, the supplemental tax would be approximately $1,599 prorated for the remaining 6 months of the tax year, resulting in a supplemental bill of about $800.

Property owners typically receive supplemental tax bills within 30-60 days of the triggering event, with payment due within 30 days of the bill date. These supplemental amounts may also affect the following year's property tax escrow calculations if the property has a mortgage with escrow services.

Example Calculation

Example 1: $300,000 Market Value Home

  • Assessed Value (50% of market): $150,000
  • Principal Residence Exemption Applied: -$18,000 (school operating mills)
  • Net Taxable Value: $132,000
  • Annual Tax ($132,000 × 0.031985): $4,222
  • Monthly Escrow Payment: $352

Example 2: $600,000 Market Value Home

  • Assessed Value (50% of market): $300,000
  • Principal Residence Exemption Applied: -$18,000 (school operating mills)
  • Net Taxable Value: $282,000
  • Annual Tax ($282,000 × 0.031985): $9,020
  • Monthly Escrow Payment: $752

Example 3: $1,000,000 Market Value Home

  • Assessed Value (50% of market): $500,000
  • Principal Residence Exemption Applied: -$18,000 (school operating mills)
  • Net Taxable Value: $482,000
  • Annual Tax ($482,000 × 0.031985): $15,417
  • Monthly Escrow Payment: $1,285

Note: Principal Residence Exemption requires annual application and removes the property from school operating millages. Disabled veterans and senior citizens may qualify for additional credits requiring separate applications. Calculations assume average county millage rates and may vary by specific location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Eaton County require borrowers to maintain an escrow account for property tax payments, particularly when the loan-to-value ratio exceeds 80%. The lender collects monthly escrow payments as part of the mortgage payment and remits annual property tax payments directly to the Eaton County Treasurer by the September 2nd due date. Lenders typically collect approximately 1/12th of the annual tax bill each month, plus a small cushion to account for potential increases.

Property owners with escrow accounts receive annual escrow analysis statements, usually in the fall, showing the previous year's activity and any adjustments needed for the coming year. If property taxes increase due to assessment changes or millage increases, the lender will adjust monthly escrow payments accordingly. Conversely, if taxes decrease or if the account has excess funds, borrowers may receive refunds or reduced monthly payments.

It's important for homeowners to review their escrow statements carefully and notify their lender of any property tax credits or exemptions they've received, as these can significantly impact the required escrow amount. Property owners can also request their lender provide proof of tax payment and ensure credits like the Principal Residence Exemption are being properly applied to reduce the tax burden.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Eaton County for the 2025 tax year? A: Property taxes are due September 2, 2025. Payments received after this date incur interest and penalties. The summer tax collection period typically runs from July 1 through September 2.

Q: What is the Principal Residence Exemption and how do I apply? A: The Principal Residence Exemption is a tax credit that removes your primary residence from school operating millages, typically saving $300-600 annually. You must file Form 2368 with your local assessor by December 31st. This is NOT automatic and requires annual verification of residency.

Q: How does the Homestead Property Tax Credit work? A: This credit caps annual assessment increases at the rate of inflation or 5%, whichever is lower, rather than allowing increases up to market value changes. You must file annually with your local assessor to maintain this protection. It limits assessment growth but doesn't reduce current market value.

Q: Are there property tax credits for senior citizens or veterans? A: Yes, qualifying disabled veterans may receive exemptions under MCL 211.7b, and senior citizens with limited income may qualify for deferrals or credits. Both require annual applications with income documentation filed with the local assessor by deadlines that vary by program.

Q: How do I appeal my property assessment? A: Appeals must be filed with your local Board of Review typically in March. Contact your township or city assessor for specific dates and required forms. The deadline is usually mid-March, and you must provide evidence supporting your claim of incorrect valuation.

Q: What are the penalties for late property tax payments? A: Interest begins accruing immediately after September 2nd at a rate set annually by the state. Additional collection fees may apply. After March 1st of the following year, delinquent taxes are forwarded to the County Treasurer with additional penalties.

Q: Can I pay my property taxes online? A: Yes, most Eaton County jurisdictions offer online payment options through their websites or the county's payment portal. Credit card payments typically incur processing fees of 2-3% of the tax amount.

Q: Why did my taxes increase even though I didn't improve my property? A: Tax increases can result from rising property values (assessments), voter-approved millage increases, new special assessments, or loss of previous tax credits. The Proposal A cap limits assessment increases to inflation or 5% annually unless ownership changes trigger uncapping to market value.

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
2025 Certified Tax Rates by Districtin.gov
03
Tax Doc
Tax Ratesdeltami.gov
04
Tax Doc
Taxes & Propertydeltami.gov
05
Tax Doc
Property Tax | Lansing, MI - Official Websitelansingmi.gov
06
Tax Doc
Delinquent Real & Personal Property Tax | Lansing, MIlansingmi.gov
07
Assessing – Disabled Veteran - Hamlin Townshiphamlineatonmi.gov
08
Tax Doc
Michigan Homestead Property Tax Creditdeltami.gov
09
2368 Principal Residence Exemption (PRE) Affidavitmichigan.gov
10
Committee Bill Records - Michigan Legislaturelegislature.mich.gov
All sources verified as of 2025 Tax Year

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