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Updated 2025 Tax Year

Livingston County
Property Tax Guide

Everything you need to know about property taxes in Livingston 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 1% of market value base rate, varies significantly by taxing districts within county
1st Due
Jul 1
2nd Due
Dec 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Livingston County, Michigan operates on a property tax system that funds essential local services including schools, roads, public safety, and county operations. Property owners receive two tax bills annually - summer taxes issued July 1st and winter taxes issued December 1st. The effective tax rate in Livingston County typically aligns with Michigan's statewide average of approximately 1% of market value, though actual rates vary significantly by location within the county.

Your specific tax rate depends on which special taxing districts your property falls within, including school districts, fire departments, libraries, and other local authorities. Each taxing jurisdiction adds its own millage rate to your total tax bill. Property taxes are calculated based on your property's assessed value, which is determined by the county assessor and updated annually. Michigan's property tax system allows for various tax credits that can reduce your tax burden, but most require annual application and are not automatically applied.

Section 2

What Makes Up Your Tax Bill

ComponentTypical Rate RangeDescription
County Operating3-5 millsGeneral county services, courts, administration
School Operating18-20 millsLocal school district operations
School Debt/Bond2-8 millsVaries by district bond obligations
Intermediate School District3-4 millsRegional educational services
Township/City1-3 millsLocal municipal services
Fire Department2-4 millsFire protection services
Library0.5-2 millsPublic library services
Parks/Recreation0.5-2 millsParks and recreational facilities

Note: Rates shown are typical ranges for levy year 2024-2025. Actual millage rates vary significantly by location within Livingston County based on your specific taxing districts. One mill equals $1 per $1,000 of taxable value. Contact the Livingston County Treasurer for your exact millage breakdown.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Livingston 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 Livingston County are additional tax bills issued when property changes occur mid-tax year that weren't reflected in the original assessment. Common triggers include property ownership transfers, completion of new construction, additions to existing structures, or corrections to previous assessments. These supplemental bills cover the tax difference for the remaining months of the current tax year.

For example, if you complete a home addition valued at $50,000 in October, and your total millage rate is 35 mills, you would receive a supplemental tax bill for approximately $583 ($50,000 ÷ 2 × 0.035 × 3 months remaining ÷ 12 months). Supplemental taxes follow the same delinquency rules as regular taxes and must be returned as delinquent on March 1st in the year immediately following the levy year if unpaid.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $150,000 (50% of market value)
  • Less: Homestead Credit Cap Benefit: ~$500 annually
  • Taxable Value: ~$150,000
  • Tax Rate: 35 mills (example district)
  • Annual Tax: $5,250
  • Monthly Escrow: $437.50

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $300,000
  • Less: Homestead Credit Cap Benefit: ~$1,000 annually
  • Taxable Value: ~$300,000
  • Tax Rate: 35 mills
  • Annual Tax: $10,500
  • Monthly Escrow: $875

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $500,000
  • Less: Homestead Credit Cap Benefit: ~$1,500 annually
  • Taxable Value: ~$500,000
  • Tax Rate: 35 mills
  • Annual Tax: $17,500
  • Monthly Escrow: $1,458

Note: Homestead credits require annual application. Tax rates vary by specific location and taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Livingston County require property tax escrow accounts, collecting monthly payments alongside your mortgage payment. Lenders typically collect 1/12 of your annual tax bill plus a cushion amount each month. Since Livingston County issues tax bills on July 1st and December 1st, there's often limited time for ownership record changes to be reflected before bill issuance, which can create escrow complications for new homeowners.

Your lender pays taxes directly to Livingston County on your behalf, usually by the February 14th deadline for summer taxes and the February 28th deadline to avoid delinquency penalties. Verify that your lender has current property tax information, as delays in updating ownership records can result in bills being sent to previous owners. You should receive an annual escrow analysis from your lender showing tax payments made and any account adjustments needed for the coming year.

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 Livingston County for the 2024-2025 tax year? A: Summer taxes are due July 1st with a grace period until February 14th. All taxes must be paid by February 28th to avoid delinquency. On March 1st, unpaid taxes are forwarded to the County Treasurer with a 4% penalty added.

Q: What tax credits are available and do I need to apply? A: The primary tax credit is the Homestead Principal Residence Credit, which caps assessment increases and exempts your home from certain school taxes. This requires annual application with the assessor's office. Veterans, seniors, and disabled persons may qualify for additional credits, all requiring separate applications.

Q: How does the Homestead credit work? A: The Homestead credit doesn't reduce your home's market value but limits how much your taxable value can increase annually and exempts your principal residence from school operating millages. You must file an application to receive this benefit - it's not automatic.

Q: When are properties reassessed? A: Livingston County conducts annual assessments with values effective January 1st. Assessment notices are typically mailed in March, with appeal deadlines in May for the local Board of Review.

Q: What happens if I pay taxes late? A: After March 1st, the County Treasurer adds a 4% penalty. Properties must be redeemed by March 31st of the following year to avoid potential foreclosure proceedings.

Q: Can I pay property taxes online? A: Yes, Livingston County offers online payment options through their treasurer's website. Service fees may apply for electronic payments.

Q: Why do tax rates vary within the county? A: Different areas are served by different combinations of school districts, fire departments, libraries, and other special authorities. Each adds their own millage rate to your total tax bill.

Q: What if my tax bill shows the wrong owner name? A: Contact the County Treasurer's office immediately. Due to the tight timeline between ownership changes and bill issuance (July 1st and December 1st), ownership updates may not reflect on the first bills after purchase.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Delinquent Taxes - Livingston County, MImilivcounty.gov
02
Tax Doc
2025 Ad Valorem Property Tax Reportmichigan.gov
03
General Fund Revenue Forecast 2024milivcounty.gov
04
County
Property Taxes - Livingston County, MImilivcounty.gov
05
Tax Doc
Property Tax Informationpontiac.mi.us
06
County
Equalization - Livingston County, MImilivcounty.gov
07
Assessingbrightoncitymi.gov
08
This form is issued ur. authority of MCL Sections 211.24e, ...michigan.gov
09
MCL - Section 211.7u - Michigan Legislaturelegislature.mi.gov
10
EX-4.1sec.gov
All sources verified as of 2025 Tax Year

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