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Updated 2025 Tax Year

Lake County
Property Tax Guide

Everything you need to know about property taxes in Lake 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
20-40 mills (2.0-4.0% effective rate), varies by township and special districts
1st Due
Jul 1
2nd Due
Dec 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Lake County, Michigan operates on a property tax system that funds essential local services including schools, county government, townships, and various special districts. Property taxes in Lake County are based on assessed values determined by local assessors, with Michigan's state equalized value (SEV) system ensuring assessments reflect approximately 50% of true cash value. The effective tax rates in Lake County typically range from 20-40 mills (2.0-4.0%), though actual rates vary significantly by location within the county due to different combinations of special taxing districts.

Property tax bills in Lake County reflect multiple taxing authorities including the county, township or city, school district, and various special assessment districts. Each township and municipality may have different millage rates based on their specific service needs and voter-approved levies. Residents in areas like Chase Township, Cherry Valley Township, Dover Township, and Eden Township will see different total tax rates based on their local taxing authorities and any special districts that serve their property.

Section 2

What Makes Up Your Tax Bill

Property tax rates in Lake County vary by township and special taxing districts. The 2025 official millage rates have not yet been released by the county. Based on available assessed valuation data for fiscal year 2025, the major townships show the following assessed values:

TownshipTotal Assessed ValuePrimary Property Types
Chase Township$78,049,000Primarily residential ($61.3M) with agricultural ($13.9M)
Cherry Valley Township$38,967,200Primarily residential ($37.9M) with minimal agricultural
Dover Township$45,260,800Primarily residential ($39.1M) with agricultural ($5.5M)

Typical millage components include:

  • County Operating
  • Township/Municipality
  • School District (operating and debt)
  • Library District (where applicable)
  • Fire Protection District
  • Special Assessments

For current 2025 millage rates, contact the Lake County Treasurer's office or visit their official website, as rates are finalized closer to the tax year.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Lake 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 Lake County are triggered by changes in property ownership or new construction that occurs after the annual assessment date but before the end of the tax year. When property changes hands or new improvements are added, the assessor may issue a supplemental assessment to capture the difference between the previous assessment and the new taxable value.

The supplemental tax is calculated by determining the difference between the old and new assessments, then applying the current tax rate to that difference, prorated for the remaining months in the tax year. Property owners have 60 days from receipt of the supplemental tax bill to pay without penalties. For example, if a property's assessed value increases from $100,000 to $150,000 due to new construction completed in March, and the total tax rate is 30 mills, the supplemental tax would be calculated on the $50,000 increase, prorated for the remaining 9 months of the tax year.

Example Calculation

Based on estimated millage rates typical for Lake County properties, here are three calculation examples:

$300,000 Home (Estimated 28 mills total rate):

  • Assessed Value: $150,000 (50% of market value)
  • Principal Residence Exemption: -$18,000 (homestead exemption)
  • Net Taxable Value: $132,000
  • Annual Tax: $132,000 × 0.028 = $3,696
  • Monthly Escrow: $308

$600,000 Home (Estimated 30 mills total rate):

  • Assessed Value: $300,000 (50% of market value)
  • Principal Residence Exemption: -$18,000 (homestead exemption)
  • Net Taxable Value: $282,000
  • Annual Tax: $282,000 × 0.030 = $8,460
  • Monthly Escrow: $705

$1,000,000 Home (Estimated 32 mills total rate):

  • Assessed Value: $500,000 (50% of market value)
  • Principal Residence Exemption: -$18,000 (homestead exemption)
  • Net Taxable Value: $482,000
  • Annual Tax: $482,000 × 0.032 = $15,424
  • Monthly Escrow: $1,285

Note: Principal Residence Exemption requires annual application and caps assessment increases. Actual rates vary by specific taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Lake County require property tax escrow accounts to ensure timely payment of property taxes. Lenders collect monthly escrow payments equal to approximately 1/12th of the annual property tax bill, plus any insurance premiums. The escrow account accumulates funds throughout the year, and the lender pays the tax bill directly to Lake County when due.

Lake County property taxes are typically due by September 14th each year. Lenders usually pay the tax bill before this deadline to avoid penalties and interest charges. Property owners should receive an annual escrow analysis from their lender showing the account activity and any adjustments needed for the coming year. If your escrow payment changes, it's often due to changes in your property tax assessment or millage rates. Property owners can verify their tax payments by checking with the Lake County Treasurer's office online system or by phone to ensure their lender has made the payment correctly and on time.

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

When are property taxes due in Lake County? Property taxes for fiscal year 2025 are due by September 14, 2025. Interest and penalties apply after the due date.

What tax credits are available and do they require applications? The Principal Residence Exemption is the primary tax credit available, reducing taxable value by up to $18,000 for owner-occupied homes. This credit REQUIRES APPLICATION and must be filed with your local assessor. It caps annual assessment increases and is not automatic - you must apply to receive this benefit.

How does the Homestead credit work? Michigan's homestead credit limits assessment increases on owner-occupied properties, not the market value itself. You must file an application with your local assessor to receive this benefit. The credit caps how much your taxable value can increase each year, providing tax stability for long-term residents.

When are properties assessed and how do I appeal? Properties are assessed annually as of December 31st. Assessment notices are typically mailed in February/March. To appeal your assessment, contact your local township or city assessor by the March board of review deadline. Contact Lake County Assessor's office for specific appeal deadlines and procedures.

What are the penalties for late payment? Interest and penalties begin accruing after September 14th. Contact the Lake County Treasurer's office for current penalty rates and payment options for delinquent taxes.

Can I pay property taxes online? Yes, Lake County offers online property tax payment options. Visit the Lake County Treasurer's website for available online payment systems and accepted payment methods.

Why do tax rates vary within Lake County? Tax rates vary because different areas are served by different combinations of school districts, fire departments, libraries, and special assessment districts. Each taxing authority sets its own millage rate based on local service needs and voter-approved levies.

How do special district taxes work? Special districts like fire protection, library, or road maintenance districts add additional millage to properties within their boundaries. These appear as separate line items on your tax bill and fund specific local services. The combination of all applicable districts determines your total tax rate.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
2025 Lake County Equalization Reportlakecountymi.gov
02
Tax Doc
2025 Ad Valorem Property Tax Reportmichigan.gov
03
Tax Doc
2024 Commercial, Industrial, and Utility Property Tax Reportmichigan.gov
04
County
Lake Countylakecountymi.gov
05
Assessoralpena.mi.us
06
Tax Doc
Property Taxes - City of Muskegonmuskegon-mi.gov
07
2017 - E Q U A L I Z A T I O Nlakecountymi.gov
08
Equalizationlakecountymi.gov
09
Tax Doc
Property Tax Exemptionsmichigan.gov
10
County
Master Plan Lake Countylakecountymi.gov
All sources verified as of 2025 Tax Year

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