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Updated 2025 Tax Year

Shiawassee County
Property Tax Guide

Everything you need to know about property taxes in Shiawassee 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
25-35 mills (2.5%-3.5% of assessed value), varies by municipality and school district
Exemptions
6+ Available
Section 1

How Property Tax Works

Shiawassee County property taxes fund essential local services including public schools, county government operations, emergency services, and local municipalities. Property owners pay taxes based on their property's assessed value multiplied by the applicable tax rate, which varies significantly depending on your specific location within the county due to different combinations of special taxing districts.

The effective property tax rate in Shiawassee County typically ranges from approximately 25 to 35 mills (2.5% to 3.5% of assessed value), though this varies considerably based on your municipality, school district, and any special assessment districts that apply to your property. Michigan's assessment system values property at 50% of true cash value, so your taxable value is generally half of what your property would sell for on the open market, subject to various caps and exemptions that may apply.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate Rate (Mills)Description
County Operating4.5-6.0General county services, courts, sheriff
School Operating18.0-22.0Local school district operations
School Debt2.0-8.0Varies by district bond obligations
Municipal3.0-12.0City/township services (varies widely)
Library0.5-2.0Public library systems (if applicable)
Fire/EMS1.0-4.0Emergency services (varies by district)
Special AssessmentsVariableRoad improvements, drainage, etc.

Note: These rates apply to the 2024-2025 tax year. Actual rates vary significantly by location within Shiawassee County based on your specific combination of taxing jurisdictions. Contact your local assessor for exact rates applicable to your property address.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Shiawassee 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 Shiawassee County are additional property tax bills issued when there are mid-year changes to property ownership, value, or exemption status. Common triggers include new construction completion, property sales that remove certain exemptions, or the discovery of previously unassessed improvements to a property.

Supplemental taxes are calculated by applying the current tax rate to the difference between the old and new assessed values, prorated for the portion of the tax year remaining. For example, if a $100,000 addition to your home is completed in January and your total tax rate is 30 mills, you would owe approximately $1,500 in supplemental taxes ($100,000 × 0.50 assessment ratio × 0.030 tax rate) for that tax year. Monthly interest is computed from the original due date until payment is received.

Example Calculation

Example 1: $300,000 Home with Principal Residence Exemption

  • Market Value: $300,000
  • Assessed Value (50%): $150,000
  • Principal Residence Exemption Applied: Caps taxable value growth
  • Estimated Taxable Value: $140,000
  • Tax Rate (30 mills): $4,200 annually / $350 monthly

Example 2: $600,000 Home with Principal Residence Exemption

  • Market Value: $600,000
  • Assessed Value (50%): $300,000
  • Principal Residence Exemption Applied: Caps taxable value growth
  • Estimated Taxable Value: $275,000
  • Tax Rate (32 mills): $8,800 annually / $733 monthly

Example 3: $1,000,000 Home (No Exemptions)

  • Market Value: $1,000,000
  • Assessed Value (50%): $500,000
  • No Exemptions Applied: Full taxable value
  • Taxable Value: $500,000
  • Tax Rate (28 mills): $14,000 annually / $1,167 monthly

Note: Principal Residence Exemption requires annual application and primarily limits assessment increases rather than reducing market value. Actual rates vary by specific location and taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Shiawassee County require property tax escrow accounts to ensure timely tax payments. Your lender collects monthly deposits equal to your estimated annual property tax divided by 12, plus a cushion amount typically equal to 1/6 of the annual tax bill as required by federal law.

Property taxes in Shiawassee County are collected in advance, with the tax year running from July 1 through June 30. Summer tax bills (covering July-December) are typically due July 1st, while winter tax bills (covering January-June) are due December 1st. Lenders usually pay summer taxes by the July deadline and winter taxes by the February 14th deadline to avoid the 3% penalty that begins February 15th. Property owners should verify their escrow account has adequate funds, especially following assessment increases or rate changes, and can request escrow analyses from their lender annually.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Shiawassee County for the 2024-2025 tax year? A: Summer taxes are due July 1, 2024. Winter taxes are due December 1, 2024, with a final deadline of February 14, 2025. A 3% penalty applies to payments made February 15-28, and taxes become delinquent March 1.

Q: What is the Principal Residence Exemption and do I need to apply? A: This is a tax credit that caps the annual increase in your home's taxable value and exempts the property from certain school taxes. You must file an application with your local assessor - it is not automatic. The exemption must be claimed by May 1st of the tax year.

Q: Are there property tax credits available for seniors or low-income residents? A: Yes, Shiawassee County offers poverty exemptions for qualifying low-income residents, and Michigan provides credits for disabled veterans. All require separate applications with income documentation and must be filed annually by application deadlines.

Q: How often are properties reassessed in Shiawassee County? A: Michigan law requires annual assessment updates, but full appraisals typically occur every 3-5 years. You'll receive a Notice of Assessment each March showing any changes to your property's assessed value for the coming tax year.

Q: How do I appeal my property assessment? A: File an appeal with your local Board of Review, which meets in March each year. You must file by March 31st or within 30 days of receiving your assessment notice, whichever is later. Appeals can also be filed with the Michigan Tax Tribunal.

Q: Can I pay my property taxes online? A: Yes, most municipalities in Shiawassee County accept online payments through their websites or third-party payment processors. Contact your local treasurer's office for specific payment options and any associated convenience fees.

Q: What happens if I don't pay my property taxes? A: After March 1st, unpaid taxes become delinquent and are turned over to the Shiawassee County Treasurer. Additional penalties and interest accrue, and the property may eventually be subject to foreclosure proceedings.

Q: Why did my taxes increase even though I have a Principal Residence Exemption? A: The exemption caps taxable value increases but doesn't prevent all increases. Your taxes can still rise due to new special assessments, voter-approved millage increases, or if your property's market value grew beyond the cap limits in previous years.

Verified Sources

Backed by 10 Official Government Sources

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

01
Treasurer – City of Perryperry.mi.us
02
Tax Doc
2025 Ad Valorem Property Tax Reportmichigan.gov
03
Tax Doc
Form 614/L-4029 Tax Rate Requestsmichigan.gov
04
County
Perry Township, Shiawassee County Michiganperrytownship-mi.us
05
Tax Doc
Treasurer - Property Tax & Assessment FAQ - City of Owossoci.owosso.mi.us
06
Tax Doc
Property Tax and Equalization Calendar for 2025michigan.gov
07
Services – Bennington Township (Shiawassee, MI)benningtontownshipmi.gov
08
https://www.corunna-mi.gov/media/3916corunna-mi.gov
09
Assessor – Bennington Township (Shiawassee, MI)benningtontownshipmi.gov
10
County
ORIGINAL TO: County Clerkmichigan.gov
All sources verified as of 2025 Tax Year

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