Q: When are property taxes due in St. Clair County for the current tax year?
A: For the 2025 tax year (FY 2025-2026), summer taxes are typically due in July 2025, and winter taxes are due by February 17, 2026. Payments made between February 18 and March 2, 2026, incur a 3% penalty. After March 2, 2026, delinquent taxes must be paid to the county treasurer.
Q: What tax credits are available and do I need to apply?
A: The main tax credit is the Homestead Property Tax Credit, which is income-based and requires annual application through the Michigan Department of Treasury. Additionally, the Principal Residence Exemption (PRE) reduces school operating taxes but requires a separate application with your local assessor. Neither credit is automatic.
Q: How does the Homestead Property Tax Credit work?
A: This credit doesn't reduce your property's assessed value but provides a direct credit against your tax bill based on your income and property taxes paid. You must file annually with the state, and the credit amount varies based on your income level and total tax burden.
Q: How often are properties reassessed in St. Clair County?
A: Properties are assessed annually, with physical inspections typically conducted on a rotating cycle. Assessment increases are capped at 5% annually or the rate of inflation (whichever is less) unless there are improvements or ownership changes that trigger uncapping.
Q: How do I appeal my property assessment?
A: You can appeal to your local Board of Review, typically meeting in March. If unsatisfied, you can appeal to the Michigan Tax Tribunal by July 31st of the tax year. Appeals must demonstrate that your assessment exceeds 50% of your property's true market value.
Q: What are the penalties for late payment?
A: A 3% penalty applies to payments made between February 18 and March 2, 2026. After March 2nd, additional penalties and interest accrue, and the county treasurer takes over collection with additional fees.
Q: Can I pay my property taxes online?
A: Yes, most local treasurers in St. Clair County offer online payment options. Contact your specific city or township treasurer's office for their online payment portal information and accepted payment methods.
Q: Why do property tax rates vary within St. Clair County?
A: Different areas are served by different combinations of school districts, municipalities, fire departments, and special districts. Each taxing authority sets its own millage rate, so your total rate depends on which combination of services applies to your property location.
Q: What triggers the "uncapping" of my assessment?
A: Assessment caps are removed when ownership changes occur (with some exceptions for transfers between family members) or when you lose principal residence exemption status. This can result in significant assessment increases to current market levels.
Q: Are there property tax exemptions for seniors or veterans?
A: Michigan offers various exemptions including disabled veteran exemptions and senior citizen exemptions, but eligibility requirements vary and applications are required. Contact your local assessor to determine what exemptions may be available and obtain the necessary application forms.
