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Updated 2025 Tax Year

Montcalm County
Property Tax Guide

Everything you need to know about property taxes in Montcalm 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
Varies by location, approximately 1% base rate plus local millages
Exemptions
5+ Available
Section 1

How Property Tax Works

Montcalm County, Michigan operates under the state's property tax system, which serves as the primary funding mechanism for local government services, schools, and special districts. Property taxes in Montcalm County fund essential services including public education, county operations, township/city services, libraries, and various special assessments. The county follows Michigan's assessment practices where properties are assessed at 50% of true cash value (State Equalized Value or SEV).

Property tax rates in Montcalm County vary significantly by location within the county due to different combinations of school districts, townships, cities, villages, and special taxing districts. While Michigan's statewide average is approximately 1% of assessed value, actual rates in Montcalm County depend on your specific tax jurisdiction. For 2025, property owners should expect rate increases, with reports indicating an increase of 0.75 mills in certain areas. Your total tax rate is determined by combining millage rates from all applicable taxing authorities that serve your property location.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
School OperatingVaries by districtLocal school district operating expenses
School DebtVaries by districtVoter-approved school bonds and debt service
County OperatingVariesMontcalm County general operations
Township/CityVaries by municipalityLocal municipal services
LibraryVariesDistrict library services (where applicable)
Special AssessmentsVariesFire protection, ambulance, other special districts

Note: These rates apply to the 2025 tax year. Total millage rates vary significantly by location within Montcalm County based on your specific combination of taxing jurisdictions. A mill equals $1 per $1,000 of assessed (taxable) value. Contact the Montcalm County Equalization Department for your specific area's total millage rate.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Montcalm 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 Montcalm County are additional property tax bills issued when there are mid-year changes to a property's assessed value or ownership status. Common triggers include new construction completion, property improvements that increase value, changes in exemption status, or corrections to the original assessment. When supplemental taxes are issued, they cover the period from when the change became effective through the end of the current tax year.

The calculation is straightforward: the difference between your new assessed value and previous assessed value is multiplied by your area's total millage rate, then prorated for the remaining months in the tax year. For example, if new construction adds $50,000 to your assessed value in October and your total tax rate is 35 mills, you would owe approximately $437.50 in supplemental taxes (($50,000 ÷ 1,000) × 35 mills × 3 months ÷ 12 months). Supplemental tax bills are issued separately from regular tax bills and have their own payment deadlines.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (50% of market): $150,000
  • With Principal Residence Exemption: $132,000 (taxable)
  • Annual Tax (35 mills): $4,620
  • Monthly Escrow: $385

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (50% of market): $300,000
  • With Principal Residence Exemption: $282,000 (taxable)
  • Annual Tax (35 mills): $9,870
  • Monthly Escrow: $822.50

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (50% of market): $500,000
  • With Principal Residence Exemption: $482,000 (taxable)
  • Annual Tax (35 mills): $16,870
  • Monthly Escrow: $1,405.83

Note: These examples assume a 35-mill total tax rate and Principal Residence Exemption application. The Principal Residence Exemption requires annual filing and caps assessment increases rather than reducing market value. Actual rates vary by specific location within Montcalm County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Montcalm County require property tax escrow accounts for borrowers with less than 20% down payment, though some lenders require escrow regardless of down payment amount. Your lender collects monthly payments equal to 1/12 of your estimated annual property tax bill, plus insurance premiums. These funds are held in a separate escrow account and used to pay your tax bills when due.

Montcalm County issues tax bills twice yearly - summer taxes (July 1st deadline) and winter taxes (February 14th deadline). Lenders typically pay summer taxes directly to your local treasurer, while winter taxes are paid to the county treasurer. Your lender will provide an annual escrow analysis showing payments received, disbursements made, and any required adjustments to your monthly payment. You can verify payments were made correctly by checking with the Montcalm County Treasurer's office or using their online property tax lookup system through BS&A Tax Services.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Montcalm County? A: For the current tax year, summer taxes are due July 1st and winter taxes are due February 14th. After February 14th, a 1% monthly interest fee applies to unpaid balances.

Q: What tax credits are available and do I need to apply? A: The Primary Residence Exemption (PRE) is the main credit available, but you must file an application annually. This credit reduces your taxable value by removing the 18-mill school operating tax from non-homestead properties. Other potential credits include disabled veteran exemptions and poverty exemptions - all require separate applications.

Q: How does the Homestead/Principal Residence Exemption work? A: This exemption must be filed where you make your primary residence. It doesn't reduce your property's market value but caps annual assessment increases and provides school tax relief. You must apply annually, and it's not automatically transferred with ownership changes.

Q: How often are properties reassessed in Montcalm County? A: Michigan law requires annual assessment reviews, but major reassessments typically occur every few years. The county equalization department reviews assessments to maintain them at 50% of true cash value.

Q: What are the penalties for late tax payments? A: After February 14th, unpaid winter taxes incur 1% monthly interest. Taxes become delinquent after February 28th and are transferred to the county treasurer for collection.

Q: Can I pay property taxes online? A: Yes, Montcalm County uses BS&A Tax Services for online payments. You can view and pay current taxes through their website, though convenience fees may apply for electronic payments.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with your local Board of Review, typically meeting in March. Contact your township, city, or village assessor for specific deadlines and procedures.

Q: What happens if I receive a delinquent tax notice after paying? A: Since delinquent notices are printed weeks in advance, disregard the notice if you've paid in full and received a receipt. Contact the Montcalm County Treasurer's office if you have questions about your payment status.

Verified Sources

Backed by 10 Official Government Sources

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

01
VILLAGE OF SHERIDAN 045 Miscellaneous Totals/ ...montcalmcountymi.gov
02
County
MONTCALM COUNTY PROPOSALS FOR AUGUST 6, ...montcalm.us
03
Millage Rate Calculationmichigan.gov
04
County
Property Tax Information | Montcalm County, MImontcalm.us
05
Tax Doc
PROPERTY TAX FORECLOSURE TIMELINEmontcalm.us
06
Treasurerhometownshipmontcalm.gov
07
FAQshometownshipmontcalm.gov
08
Assessinghometownshipmontcalm.gov
09
Tax Doc
Individuals Eligible for Homestead Property Tax Creditmichigan.gov
10
2023 59 Montcalm 4029michigan.gov
All sources verified as of 2025 Tax Year

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