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Updated 2025 Tax Year

Mason County
Property Tax Guide

Everything you need to know about property taxes in Mason 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 1.5% of assessed value (varies by district and special taxing authorities)
Exemptions
5+ Available
Section 1

How Property Tax Works

Mason County, Michigan operates on a property tax system that serves as the primary funding mechanism for essential local services including public schools, county government operations, fire protection, libraries, and various special districts. Property taxes in Mason County are assessed annually based on the state equalized value (SEV) of real property, which is typically 50% of the property's true cash value as determined by the county assessor.

The effective property tax rate in Mason County for 2025 is approximately 1.5% of assessed value, though actual rates vary significantly by location within the county due to different combinations of special taxing districts such as school districts, fire departments, library districts, and other municipal services. Property owners should be aware that their specific tax rate depends on which taxing jurisdictions serve their particular address, meaning neighboring properties may have different total tax rates based on their service areas.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County Operating0.35%General county services and administration
School District0.65-0.85%Local school district operations (varies by district)
Intermediate School District0.15%Mason County ISD services
Community College0.12%West Shore Community College
Fire Protection0.08-0.20%Fire department services (varies by district)
Library District0.05%Mason County District Library
Special Assessments0.05-0.15%Various local improvements and services

Rates shown are for Levy Year 2025 and represent typical ranges. Actual rates vary by specific taxing districts serving each property location. Total effective rates typically range from 1.3% to 1.7% depending on the combination of districts applicable to each property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Mason 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 Mason County are additional property tax bills issued when there are mid-year changes to property ownership, new construction completion, or significant property improvements. These taxes are calculated based on the difference between the old and new assessed values, prorated for the portion of the tax year remaining after the change occurs.

For example, if a property owner completes a $100,000 home addition in March that increases the assessed value by $50,000, they would receive a supplemental tax bill for approximately 75% of the annual tax on that $50,000 increase (covering April through December). The supplemental tax would be calculated as: $50,000 × 1.5% × 0.75 = $562.50, due within 30 days of the bill date.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (50% of market): $150,000
  • Less: Principal Residence Exemption: -$18,000
  • Net Taxable Value: $132,000
  • Annual Tax (1.5% rate): $1,980
  • Monthly Escrow: $165

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (50% of market): $300,000
  • Less: Principal Residence Exemption: -$18,000
  • Net Taxable Value: $282,000
  • Annual Tax (1.5% rate): $4,230
  • Monthly Escrow: $352.50

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (50% of market): $500,000
  • Less: Principal Residence Exemption: -$18,000
  • Net Taxable Value: $482,000
  • Annual Tax (1.5% rate): $7,230
  • Monthly Escrow: $602.50

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

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Mason County require property tax escrow accounts for loans with less than 20% down payment. The lender collects monthly tax payments equal to 1/12 of the annual property tax bill plus a cushion amount (typically 2 months) to ensure adequate funds are available when taxes are due. Lenders pay property taxes directly to Mason County on the October 9th due date from the escrow account.

Property owners with escrow accounts receive annual escrow analysis statements showing tax payments made on their behalf and any adjustments needed for the coming year. If property taxes increase due to reassessment or rate changes, monthly escrow payments will be adjusted accordingly. Owners should verify that their lender has paid taxes correctly by checking with the Mason County Treasurer's office, as the property owner remains ultimately responsible for tax payment even when using escrow services.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Mason County for FY 2025? A: Property taxes are due by October 9th. After this date, a 4% late fee applies to the balance. Any remaining unpaid balance is collected by the Mason County Treasurer by March 1st.

Q: What tax credits are available and do I need to apply? A: The Principal Residence Exemption is the primary credit available, reducing taxable value by up to $18,000. This requires annual application filing. Veterans with disabilities may qualify for additional exemptions. Poverty exemptions are available for qualifying low-income homeowners. All credits require separate applications - none are automatic.

Q: How does the Homestead/Principal Residence Exemption work? A: This credit caps annual assessment increases and provides up to $18,000 reduction in taxable value. It does NOT reduce market value but limits how much your taxable value can increase each year (typically to 5% or inflation rate, whichever is less). You must file Form 2368 annually to maintain eligibility.

Q: When are properties reassessed and how do I appeal? A: Mason County conducts annual assessments with notices mailed by March 1st. Property owners can appeal assessments to the local Board of Review in March, then to the Michigan Tax Tribunal if unsatisfied with the local decision.

Q: What are the penalties for late payment? A: A 4% penalty is added to unpaid taxes after October 9th. Additional interest and fees may apply to taxes that remain unpaid after March 1st when collection transfers to the county treasurer.

Q: Can I pay property taxes online? A: Yes, Mason County offers online payment options through their official website. Credit card payments may incur processing fees. Check the Mason County Treasurer's website for current payment portal information.

Q: Why do my neighbors have different tax rates? A: Tax rates vary based on which special taxing districts serve your property, including different school districts, fire departments, library districts, and municipal services. Properties in different service areas will have different total tax rates.

Q: What happens if I don't pay my property taxes? A: Unpaid property taxes become a lien on the property. After three years of delinquency, the property may be subject to foreclosure proceedings by Mason County. It's important to contact the treasurer's office immediately if you're having difficulty paying to discuss possible payment arrangements.

Verified Sources

Backed by 10 Official Government Sources

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

01
ANNUAL BUDGET: 2025-2026mason.mi.us
02
Treasurervillageofstockbridgemi.gov
03
Tax Doc
2025 Ad Valorem Property Tax Reportmichigan.gov
04
Frequently Asked Questions - CivicPlus.CMS.FAQludington.mi.us
05
Tax Doc
Property Tax Paymentsmasoncountymi.gov
06
Tax Doc
Property Tax Foreclosure Informationmasoncountymi.gov
07
Property: conveyanceslegislature.mi.gov
08
To be eligible for poverty exemption, a person must do all ...ludington.mi.us
09
Tax Doc
2025 MI-1040CR-2 Homestead Property Tax Credit Claim ...michigan.gov
10
Michiganirs.gov
All sources verified as of 2025 Tax Year

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