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Updated 2025 Tax Year

Houghton County
Property Tax Guide

Everything you need to know about property taxes in Houghton 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
30-45 mills (3.0%-4.5% of SEV), varies by district and overlapping jurisdictions
Exemptions
5+ Available
Section 1

How Property Tax Works

Houghton County, Michigan operates under a property tax system that funds essential local services including schools, county operations, libraries, and various special districts. Property taxes are levied based on the assessed value of real property, with the county utilizing a millage rate system where each mill represents $1 of tax per $1,000 of taxable value. The Michigan State Equalized Value (SEV) typically represents 50% of the property's market value, which then becomes the basis for taxation.

The effective tax rate in Houghton County varies significantly by location within the county due to overlapping special taxing districts, school districts, and municipal boundaries. Property owners can expect total millage rates ranging from approximately 30-45 mills depending on their specific location and applicable districts. Based on recent data, the county portion operates at 11.74 mills for the current levy year, though this represents only one component of the total tax bill that property owners will receive.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County Operations11.74General county services, approved by board of commissioners
School Districts18-28Varies by school district boundaries within county
Township/City2-6Municipal services, varies by jurisdiction
Library Districts0.5-2.0Public library funding where applicable
Fire Districts1-3Fire protection services in applicable areas
Special AssessmentsVariableRoad improvements, drainage, other local improvements

Note: These rates apply to the FY 2025-2026 levy year. Total effective rates typically range from 30-45 mills depending on your property's location within specific taxing districts. Contact the Houghton County Equalization Department for your exact millage rate based on your property's taxing jurisdictions.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Houghton 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 property taxes in Houghton County are triggered by changes in property ownership, new construction, or property improvements that occur after the annual assessment date. These supplemental bills are calculated based on the difference between the previous assessed value and the new assessed value, prorated for the portion of the tax year remaining after the change occurred.

For example, if you purchase a home in Houghton County in August and the assessed value increases from $150,000 to $200,000 due to the ownership change triggering a reassessment, you would receive a supplemental tax bill. The calculation would be: ($200,000 - $150,000) × 0.001 × applicable millage rate × (months remaining in tax year ÷ 12). With a 35-mill total rate and 8 months remaining, this would result in approximately $1,167 in supplemental taxes due within 30 days of the bill date.

Example Calculation

Example 1: $300,000 Property Value

  • State Equalized Value (SEV): $150,000
  • Less: Homestead Credit Cap Benefit: ~$500 annual savings
  • Net Taxable Value: $150,000
  • Tax Rate: 35 mills (example district)
  • Annual Tax: $5,250
  • Monthly Escrow: $438

Example 2: $600,000 Property Value

  • State Equalized Value (SEV): $300,000
  • Less: Homestead Credit Cap Benefit: ~$750 annual savings
  • Net Taxable Value: $300,000
  • Tax Rate: 38 mills (example district)
  • Annual Tax: $11,400
  • Monthly Escrow: $950

Example 3: $1,000,000 Property Value

  • State Equalized Value (SEV): $500,000
  • Less: Homestead Credit Cap Benefit: ~$1,000 annual savings (if qualified)
  • Net Taxable Value: $500,000
  • Tax Rate: 40 mills (example district)
  • Annual Tax: $20,000
  • Monthly Escrow: $1,667

Note: Homestead Credit must be applied for annually and caps assessment increases. Actual rates vary by specific taxing districts within the county.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Houghton County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects monthly escrow payments equal to 1/12 of your annual property tax bill, plus a cushion typically equal to 2-3 months of payments. Escrow accounts are analyzed annually, and your monthly payment may increase or decrease based on actual tax bills received.

Property taxes in Houghton County are paid in two installments: the summer tax (operating millages) due by September 14th, and winter tax (school and other millages) due by February 14th of the following year. Your escrow servicer will pay these bills directly from your escrow account. You should receive copies of the tax bills and payment confirmations. If you pay taxes directly without escrow, payments can be made online through the county website or at the courthouse during business hours.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Houghton County for the current fiscal year? A: Summer taxes are due by September 14, 2024, and winter taxes are due by February 14, 2025. First installments can be paid by April 15, 2026, and second installments by October 15, 2026.

Q: What is the Homestead Property Tax Credit and how do I apply? A: The Homestead Credit caps assessment increases on your primary residence and must be applied for annually. It limits taxable value growth rather than reducing market value. Applications are available through the Michigan Department of Treasury and must be filed with your income tax return.

Q: Are there other tax credits available that require application? A: Yes, including credits for disabled veterans, senior citizens with qualifying income, and agricultural properties. All require separate applications with specific deadlines. Contact the Houghton County Assessor's office at the courthouse for available programs and application deadlines.

Q: How often are properties reassessed in Houghton County? A: Properties are assessed annually, with the assessment date typically January 1st for the following tax year. Major reappraisals may occur every 3-5 years depending on market conditions.

Q: What are the penalties for late property tax payments? A: Late payments incur interest and penalty charges. Summer taxes become delinquent after September 14th, and winter taxes after February 14th, with interest accruing monthly thereafter.

Q: Can I pay my property taxes online? A: Yes, Houghton County offers online payment options through their official website. Payment can also be made in person at the courthouse during regular business hours.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed by the second Monday in March with the local Board of Review. Contact the Equalization Department for specific forms and procedures.

Q: Why does my tax bill include multiple line items? A: Your property may be located within multiple overlapping taxing districts (county, school, township, library, fire district, etc.), each with separate millage rates that combine for your total tax bill.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
State
HPTS Board Statement 1-20-2025houghton.k12.mi.us
02
ELECTION NOTICEhoughtoncounty.gov
03
Tax Doc
Notice of Public Hearing - on Increasing Property Taxeshoughtoncounty.gov
04
County
Houghton Countyhoughtoncounty.gov
05
Board Packet, August 10 BOC Meetinghoughtoncounty.gov
06
Assessorroscommontownshipmi.gov
07
Tax Doc
Homestead Property Tax Credit Claim (MI-1040CR)michigan.gov
08
Disqualifying Factorsmichigan.gov
09
Michiganirs.gov
10
State
state of michiganhoughtoncounty.gov
All sources verified as of 2025 Tax Year

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