HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Oscoda County
Property Tax Guide

Everything you need to know about property taxes in Oscoda County, MI. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
1.5% to 2.5% of market value (varies by taxing district and location within county)
Exemptions
5+ Available
Section 1

How Property Tax Works

Property taxes in Oscoda County, Michigan, serve as the primary funding mechanism for essential local services including schools, fire protection, law enforcement, road maintenance, and county operations. The tax system operates on Michigan's standard assessment methodology, where properties are assessed at approximately 50% of true cash value (market value), with taxes calculated based on the taxable value and applicable millage rates.

Effective property tax rates in Oscoda County typically range from approximately 1.5% to 2.5% of market value, though actual rates vary significantly by location within the county due to different combinations of special taxing districts, school districts, and local municipal millages. The 2025 property tax rates are determined annually by local authorities based on budget requirements and state guidelines. Property owners should note that rates can differ substantially between townships, municipalities, and school districts within Oscoda County, making location a critical factor in total tax liability.

Section 2

What Makes Up Your Tax Bill

ComponentEstimated Rate (Mills)Description
County Operating3.5-4.5General county services, courts, administration
School Operating18-24Local school district operations (varies by district)
School Debt2-8Varies by district bond obligations
Township/City1-3Municipal services, varies by jurisdiction
Fire Protection1-2Local fire department millages
Library0.5-1.5Public library services (where applicable)
Special AssessmentsVariableRoad improvements, drainage districts

Note: These rates apply to Levy Year 2025 and are estimates as final 2025 rates have not been published. Actual millage rates vary significantly by specific taxing districts within Oscoda County. One mill equals $1 per $1,000 of taxable value. Check with the Oscoda County Equalization Department for exact rates in your specific tax district.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Oscoda 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 Oscoda County are triggered by specific property changes that occur during the tax year, primarily including ownership transfers, new construction completion, or substantial property improvements that increase assessed value. When these events occur, the county assessor calculates additional tax liability based on the increased assessed value prorated for the remaining portion of the tax year.

For example, if a $100,000 home improvement is completed in April, increasing the property's taxable value by $50,000, and the local tax rate is 20 mills, the supplemental tax would be calculated as: $50,000 × 0.020 × (9 months remaining/12 months) = $750. Property owners receive supplemental tax bills separately from regular tax bills, with interest computed from the date taxes were last payable without penalty. Applications for supplemental assessments must be submitted after January 1st but before specific deadlines set by the county.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (50%): $150,000
  • Homestead Credit Applied: Caps assessment increases
  • Net Taxable Value: $150,000
  • Tax Rate (estimated 22 mills): × 0.022
  • Annual Tax: $3,300
  • Monthly Escrow: $275

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (50%): $300,000
  • Homestead Credit Applied: Assessment increase limitation
  • Net Taxable Value: $300,000
  • Tax Rate (estimated 20 mills): × 0.020
  • Annual Tax: $6,000
  • Monthly Escrow: $500

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (50%): $500,000
  • Limited Credits Available: Minimal impact at this value
  • Net Taxable Value: $500,000
  • Tax Rate (estimated 18 mills): × 0.018
  • Annual Tax: $9,000
  • Monthly Escrow: $750

Note: All tax credits require application and are not automatic. Homestead credits limit assessment increases rather than reduce market value.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Mortgage lenders in Oscoda County typically require property tax escrow accounts for borrowers with less than 20% equity, collecting monthly payments equal to 1/12 of the annual property tax bill plus insurance premiums. Lenders analyze prior year tax bills and current assessments to estimate the coming year's obligations, often adding a cushion to prevent shortfalls.

Property taxes in Oscoda County are collected in two installments: summer tax bills are typically due by June 1st, and winter tax bills by December 1st. Lenders coordinate payments with the county treasurer to ensure timely payment from escrow accounts. Property owners should verify that their lender has current contact information with the county treasurer's office and review annual escrow analysis statements to confirm accurate tax projections. Online payment options are available through the county website for both homeowners and mortgage servicers.

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 Oscoda County for 2025? A: Property taxes are typically due in two installments - summer taxes by June 1, 2025, and winter taxes by December 1, 2025. Check with the county treasurer for exact dates.

Q: What homestead tax credits are available and do I need to apply? A: The Principal Residence Exemption (PRE) is the primary homestead credit, which caps assessment increases and reduces school operating taxes. You MUST file Form 2368 to claim this credit - it is not automatic and requires application.

Q: How does the homestead credit work? A: The homestead credit limits annual assessment increases to the lesser of 5% or inflation rate, rather than reducing market value directly. It also exempts your principal residence from the 18-mill school operating tax. Application is required.

Q: Are there other property tax credits I should know about? A: Additional credits may include disabled veteran exemptions, senior citizen credits (with asset limits under $30,000), and hardship exemptions. All require separate applications with specific deadlines and eligibility requirements.

Q: When are properties reassessed in Oscoda County? A: Michigan law requires annual assessment updates. Major reassessments typically occur every 3-5 years. Property owners receive assessment notices in early spring with appeal deadlines typically in March.

Q: What are the penalties for late property tax payments? A: Late payments incur monthly interest charges computed from the original due date. Summer taxes become delinquent after September 14th, and winter taxes after February 14th of the following year.

Q: Can I pay property taxes online? A: Yes, Oscoda County offers online payment options through their official website. Phone payment options are also available. Check the county treasurer's website for current payment portals and accepted methods.

Q: Why do tax rates vary within Oscoda County? A: Different combinations of school districts, townships, cities, fire districts, and special assessment districts create varying total millage rates across different areas of the county. Your specific location determines which taxing authorities apply to your property.

Verified Sources

Backed by 10 Official Government Sources

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

01
Millage Rate Calculationmichigan.gov
02
Tax Doc
2025 Ad Valorem Property Tax Reportmichigan.gov
03
Tax Doc
2024 Commercial, Industrial, and Utility Property Tax Reportmichigan.gov
04
OSCODA TOWNSHIP REGULAR BOARD MEETING ...oscodatownshipmi.gov
05
Payment Optionsoscodatownshipmi.gov
06
5:00 P.M. Oscoda Township Halloscodatownshipmi.gov
07
Charter Township of Oscodaoscodatownshipmi.gov
08
2368 Principal Residence Exemption (PRE) Affidavitmichigan.gov
09
Assessoroscodatownshipmi.gov
10
Principal Residence Exemption Audit Reportmichigan.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate