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Updated 2025 Tax Year

Manistee County
Property Tax Guide

Everything you need to know about property taxes in Manistee 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
55.15 mills county rate, total effective rate 1.5-2.5% varies by district
Exemptions
5+ Available
Section 1

How Property Tax Works

Manistee County, Michigan operates on a property tax system that serves as the primary funding source for essential county services including public safety (40.36% of expenses), courts (22.48%), and general government services. The county's FY 2025/26 tax rate is 55.15 mills, though property owners' actual tax bills will vary significantly based on their location within the county due to additional special taxing districts such as school districts, townships, cities, and various authorities.

Property taxes in Manistee County are assessed annually and collected through a split billing system with summer and winter tax bills. The effective tax rate for most property owners typically ranges from approximately 1.5% to 2.5% of assessed value when combining county, local municipality, school district, and other special assessment levies. Property is assessed at 50% of its true cash value (market value), and various tax credits may be available to qualified applicants, though these require formal application and are not automatically applied.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund55.15Funds public safety, courts, general government services (FY 2025/26)
School DistrictsVaries by districtLocal school operating millage and voted bonds
Municipal TaxesVaries by city/townshipCity or township operating expenses
Library DistrictsVaries by districtPublic library funding where applicable
Fire DistrictsVaries by districtFire protection services
Special AssessmentsVaries by locationRoad improvements, utilities, other local projects

Note: Total effective rates vary significantly by location within Manistee County. The 55.15 mills represents only the county portion. Property owners may pay additional mills for their specific school district, municipality, and other special taxing districts, potentially bringing total rates to 30-50+ mills depending on location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Manistee 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 Manistee County are triggered by changes in property ownership or significant improvements to existing properties during the tax year. When property changes hands, a transfer of ownership may result in an uncapping of the assessed value if the property was previously benefiting from assessment growth limitations. New construction, additions, or major improvements that increase a property's value will also generate supplemental tax bills.

Supplemental taxes are calculated based on the difference between the previous assessed value and the new assessed value, multiplied by the applicable tax rate for the remaining months in the fiscal year. For example, if a property's assessed value increases from $150,000 to $200,000 due to an addition completed in January, and the total tax rate is 40 mills, the supplemental tax would be calculated as: ($200,000 - $150,000) × 0.040 × (remaining months/12) = additional tax owed for that fiscal year.

Example Calculation

Example 1: $300,000 Market Value Property

  • Assessed Value (50% of market): $150,000
  • Less: Principal Residence Exemption (if applicable): $0 (reduces school tax portion)
  • Net Taxable Value: $150,000
  • Annual Tax (at 40 mills estimated total): $6,000
  • Monthly Escrow: $500

Example 2: $600,000 Market Value Property

  • Assessed Value (50% of market): $300,000
  • Less: Principal Residence Exemption (if applicable): $0 (reduces school tax portion)
  • Net Taxable Value: $300,000
  • Annual Tax (at 40 mills estimated total): $12,000
  • Monthly Escrow: $1,000

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

  • Assessed Value (50% of market): $500,000
  • Less: Principal Residence Exemption (if applicable): $0 (reduces school tax portion)
  • Net Taxable Value: $500,000
  • Annual Tax (at 40 mills estimated total): $20,000
  • Monthly Escrow: $1,667

Note: These calculations use estimated total mill rates. Actual rates vary by specific location within the county. Tax credits require separate application and are not automatic.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Manistee County require borrowers to maintain an escrow account for property taxes, collecting monthly payments along with principal and interest. Lenders typically collect 1/12 of the annual property tax bill each month, plus a cushion to ensure adequate funds are available when tax bills are due. The escrow account covers both summer taxes (due August 20) and winter taxes (due February 14).

Property owners should verify that their lender has current tax information, as changes in assessed value or tax rates can affect escrow calculations. Lenders perform annual escrow analyses and may adjust monthly payments if the account becomes short or has excess funds. Property owners can request copies of tax bills from their lender and should review escrow statements annually to ensure payments are being made correctly and on time to avoid penalties.

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 Manistee County for the current fiscal year? A: Summer tax bills are due August 20, and winter tax bills are due February 14. Payments must be received by the due date to avoid penalties.

Q: What tax credits are available and do I need to apply? A: The Principal Residence Exemption is the primary tax credit available, which reduces the school operating tax portion for qualifying primary residences. This requires filing Form 2368 with the assessor's office and is NOT automatic.

Q: How does the Homestead/Principal Residence Exemption work? A: This credit caps the annual increase in taxable value for primary residences and reduces school operating taxes. It requires application using Form 2368 and must be filed with the county assessor. To rescind, use Form 2602.

Q: When are properties assessed and how can I appeal? A: Properties are assessed annually as of December 31. Assessment notices are typically mailed in early spring, and appeals must be filed with the Board of Review during scheduled meeting times, usually in March.

Q: What are the penalties for late payment? A: Late payments incur interest charges and penalties. Contact the county treasurer's office for specific penalty rates and collection procedures.

Q: Can I pay my property taxes online? A: Contact your local city, township, or village treasurer for online payment options, as collection methods vary by municipality within Manistee County.

Q: Why does my tax bill include charges beyond the county rate? A: Your total tax bill includes county taxes plus additional levies from your school district, municipality (city/township), and any special districts like libraries or fire departments serving your area.

Q: What triggers a change in my assessed value? A: Property transfers, new construction, major improvements, or annual reassessment by the county can change assessed values. The Principal Residence Exemption helps limit annual increases for qualifying primary residences.

Verified Sources

Backed by 10 Official Government Sources

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

01
2025/26 BUDGETmanisteecountymi.gov
02
TOWNSHIPS SCHOOLSgtcountymi.gov
03
Tax Doc
2025 Ad Valorem Property Tax Reportmichigan.gov
04
County
Property Foreclosure Timeline | Manistee County, MImanisteecountymi.gov
05
Frequently Asked Questions - CivicPlus.CMS.FAQmanisteemi.gov
06
State
BASIC FINANCIAL STATEMENTS June 30, 2024manisteemi.gov
07
July 26, 2006 JL2620 Peggy Falk, Equalization Director Virginia ...manisteemi.gov
08
Applications/Forms | Manistee, MI - Official Websitemanisteemi.gov
09
Board of Review | Manistee, MI - Official Websitemanisteemi.gov
10
County
Agenda - Manistee County Sheriff's Officemanisteecountymi.gov
All sources verified as of 2025 Tax Year

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