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Updated 2025 Tax Year

Oceana County
Property Tax Guide

Everything you need to know about property taxes in Oceana 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
1% base rate plus additional millages (varies significantly by township, city, and school district)
Exemptions
6+ Available
Section 1

How Property Tax Works

Oceana County, Michigan operates under the state's property tax system, where taxes fund essential local services including schools, county operations, townships, and special districts. Property owners in Oceana County can expect effective tax rates that vary significantly based on their specific location within the county, as different townships, cities, and special taxing districts each levy their own millage rates in addition to county and school district taxes.

The Michigan base assessment rate of approximately 1% of market value serves as a starting point, but actual tax bills in Oceana County will be higher due to additional millages for local school districts, township services, and special assessments. Property tax rates vary considerably across the county's different municipalities and special taxing districts, making location a critical factor in determining your actual tax burden. The county assessment system values properties annually, with final tax rates determined by the County Board of Commissioners and local taxing authorities.

Section 2

What Makes Up Your Tax Bill

The 2025 Oceana County property tax rates are not yet finalized and will be determined by the County Board of Commissioners for the 2025-2026 levy year. Current available data shows the following structure:

ComponentRateDescription
County OperatingVariesBasic county services and operations
Local School DistrictVaries by districtEducational funding - varies significantly by school district
Township/City/VillageVaries by municipalityLocal municipal services
Special AssessmentsVaries by locationAdditional levies for specific projects or services
Supplemental RateVariesAdditional assessments for special districts

Note: Total homestead and non-homestead rates differ significantly. Rates vary by specific location within Oceana County due to different combinations of taxing districts. Property owners should check with their local assessor for exact millage rates applicable to their specific property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Oceana 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 Oceana County are additional property tax assessments that occur when there are changes to property ownership, new construction, or improvements made to existing properties during the tax year. These supplemental assessments ensure that property taxes reflect current property values and ownership changes throughout the assessment period.

Supplemental taxes are calculated by applying the applicable tax rate to the difference between the previous assessed value and the new assessed value. For example, if you complete a $50,000 home addition mid-year in an area with a 25 mill total tax rate, you would owe approximately $625 in supplemental taxes ($50,000 × 0.025) for the remaining portion of the tax year. These supplemental bills are issued separately from regular tax bills and have their own payment deadlines.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Homestead Credit Applied: (Assessment increase capped, application required)
  • Net Taxable Value: ~$300,000
  • Estimated Tax Rate: 25-35 mills (varies by district)
  • Annual Tax: $7,500 - $10,500
  • Monthly Escrow: $625 - $875

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homestead Credit Applied: (Assessment increase capped, application required)
  • Net Taxable Value: ~$600,000
  • Estimated Tax Rate: 25-35 mills (varies by district)
  • Annual Tax: $15,000 - $21,000
  • Monthly Escrow: $1,250 - $1,750

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: (Assessment increase capped, application required)
  • Net Taxable Value: ~$1,000,000
  • Estimated Tax Rate: 25-35 mills (varies by district)
  • Annual Tax: $25,000 - $35,000
  • Monthly Escrow: $2,083 - $2,917

Note: All tax credits require application and are not automatically applied. Actual rates vary significantly by specific location within Oceana County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Oceana County require property tax escrow accounts, where monthly mortgage payments include a portion for property taxes. Lenders collect approximately 1/12 of your annual tax bill each month, holding these funds in escrow until tax payments are due. The 2025 summer property tax bills will be mailed on July 1, 2025, and are due September 15, 2025, without penalty or interest.

Your lender will typically pay your property taxes directly to the appropriate Oceana County tax collector before the September 15 deadline. It's important to verify that your lender has received and paid your tax bills on time, as you remain ultimately responsible for tax payments even when using escrow. Lenders must provide annual escrow account statements showing deposits, payments, and any shortages or surpluses that may require adjustment to your monthly payment amount.

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 Oceana County for 2025? A: The 2025 summer property tax bills are due September 15, 2025, without penalty or interest. The next tax bill mailing is scheduled for July 1, 2026, for the following tax year.

Q: What tax credits are available and do they require application? A: The Primary Residence Exemption (PRE) is available and REQUIRES APPLICATION using Form 2368, Principal Residence Exemption Affidavit, submitted to your local assessor. Additional exemptions may be available for qualifying taxpayers - contact the Oceana County Treasurer's Office for details. All credits require application and are not automatic.

Q: How does the Homestead credit work? A: The Homestead credit caps the annual increase in your property's assessed value for tax purposes, not the market value itself. This credit REQUIRES FILING and is not automatically applied. Contact your local assessor for application requirements and deadlines.

Q: When are properties reassessed? A: Michigan law requires annual assessments. Property values are reviewed yearly, with formal appeals processes available if you disagree with your assessment.

Q: What are the penalties for late payment? A: Interest and penalties accrue on taxes not paid by the September 15 deadline. Contact the Oceana County Treasurer's Office for specific penalty rates and collection procedures.

Q: Can I pay property taxes online? A: Check with your local tax collector (township, city, or village) for available online payment options, as payment methods vary by jurisdiction within Oceana County.

Q: Why do tax rates vary within Oceana County? A: Different combinations of school districts, townships, cities, villages, and special taxing districts create varying total millage rates depending on your property's exact location.

Q: How do I apply for tax assistance if I'm having financial difficulties? A: The Oceana County Treasurer's Office offers assistance programs for qualifying taxpayers. Contact them directly to discuss available options and application requirements for tax relief programs.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
2024 Oceana County Apportionment Report Finaloceana.mi.us
02
Millage Rate Calculationmichigan.gov
03
5*i si: QY6- qif* O-'o' ovoceana.mi.us
04
Tax Doc
Tax Information Centeroceana.mi.us
05
Property Auctionsoceana.mi.us
06
Land Divisionoceana.mi.us
07
Tax Doc
Taxpayer Assistanceoceana.mi.us
08
Tax Doc
taxpayer assistanceoceana.mi.us
09
State
Certification Statementoceana.mi.us
10
State
Certification Statementoceana.mi.us
All sources verified as of 2025 Tax Year

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