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Updated 2025 Tax Year

St. Joseph County
Property Tax Guide

Everything you need to know about property taxes in St. Joseph 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, typically around 1% but can range from 0.8% to 1.5% depending on local millage rates and taxing jurisdictions
1st Due
Jul 31
2nd Due
Feb 14
Exemptions
5+ Available
Section 1

How Property Tax Works

St. Joseph County, Michigan operates under the state's property tax system, where property taxes fund essential local services including schools, public safety, infrastructure, and county operations. The county follows Michigan's standard assessment practices, with properties assessed at approximately 50% of their true cash value (market value). Property owners in St. Joseph County can expect effective tax rates that generally align with Michigan's statewide average of around 1%, though actual rates vary significantly based on your specific location within the county.

Your actual property tax rate depends on the combination of taxing jurisdictions where your property is located, including the county levy, school district, township or city, and any special assessment districts such as fire departments, libraries, or drainage districts. This means two properties with identical assessed values in different parts of St. Joseph County may have substantially different tax bills. The county assesses all real property annually, with assessments based on market conditions as of December 31st of the previous year.

Section 2

What Makes Up Your Tax Bill

Note: 2025 levy year rates are not yet finalized. The following represents typical rate components:

ComponentTypical Rate RangeDescription
County Operating3.5-4.5 millsGeneral county services and administration
School District18-28 millsLocal school operations and debt service
Township/City1-3 millsMunicipal services, varies by jurisdiction
Intermediate School District0.5-1.0 millsRegional educational services
Community College1.5-2.5 millsKalamazoo Valley Community College
Library District0.5-1.5 millsPublic library services (where applicable)
Special Assessments0-5 millsFire, ambulance, drainage districts (varies)

Total Effective Rate: 25-45 mills (2.5% - 4.5%)

Rates are expressed in mills, where 1 mill = $1 per $1,000 of taxable value. Final 2025 levy rates will be available from the Michigan Department of Treasury and local government websites by summer 2025.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in St. Joseph County, property taxes are due in two installments:

First Installment
Jul 31
Delinquent after Dec 10
Second Installment
Feb 14
Delinquent after Apr 10
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 Michigan are rare compared to other states, as the state follows an annual assessment cycle rather than issuing supplemental bills for mid-year changes. However, supplemental assessments may occur for new construction completed after the December 31st assessment date but before the tax year ends. In these cases, a prorated tax bill is issued based on the months the improvement was in place.

For example, if you complete a $100,000 home addition in June, and your local tax rate is 30 mills, you would receive a supplemental bill for approximately $1,500 (50% assessed value × $100,000 × 0.030 × 6/12 months). Property ownership changes do not trigger supplemental assessments in Michigan, as the state caps assessment increases through the Proposal A legislation, which limits annual assessment growth to the lesser of 5% or the inflation rate until the property is sold.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (50%): $150,000
  • Homestead Exemption Applied: $150,000 (requires application)
  • Net Taxable Value: $150,000
  • Annual Tax (30 mills): $4,500
  • Monthly Escrow: $375

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (50%): $300,000
  • Homestead Exemption Applied: $300,000 (requires application)
  • Net Taxable Value: $300,000
  • Annual Tax (30 mills): $9,000
  • Monthly Escrow: $750

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (50%): $500,000
  • Homestead Exemption Applied: $500,000 (requires application)
  • Net Taxable Value: $500,000
  • Annual Tax (30 mills): $15,000
  • Monthly Escrow: $1,250

Note: Homestead exemption caps annual assessment increases and requires annual application. Tax credits for seniors, veterans, or disabled persons may provide additional reductions but require separate applications.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in St. Joseph County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects 1/12th of your estimated annual property tax bill each month along with your mortgage payment. The escrow account pays your summer tax bill (due September 14) and winter tax bill (due February 14) on your behalf.

Lenders perform annual escrow analyses to ensure adequate funds are collected. If property taxes increase due to assessment changes or millage rate increases, your monthly escrow payment will be adjusted accordingly. You should receive an annual escrow statement showing all deposits, payments made, and any surplus or shortage. Property owners can verify that taxes were paid correctly by checking with the St. Joseph County Treasurer's office or accessing online payment records through the county's website.

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 St. Joseph County for 2025? A: Summer taxes are due by September 14, 2025, and winter taxes are due by February 14, 2026. After February 28, 2026, delinquent taxes must be paid to the Berrien County Treasurer with additional penalties.

Q: What tax credits are available and do I need to apply? A: Michigan offers several tax credits including the Homestead Property Tax Credit, Senior/Disabled Person Credit, and Veterans Exemption. All credits require annual application and are not automatic. Contact the St. Joseph County Assessor's office for specific application forms and deadlines.

Q: How does the Homestead exemption work? A: The Homestead exemption doesn't reduce your tax bill directly - it caps annual assessment increases to the lesser of 5% or inflation rate as long as you own and occupy the property. You must file a Principal Residence Exemption (PRE) affidavit to qualify.

Q: How often are properties reassessed? A: All properties are assessed annually as of December 31st. Assessment notices are mailed by early March, and you have until the second Monday in March to appeal to the local Board of Review.

Q: What are the penalties for late payment? A: Interest and penalties accrue on unpaid taxes. After February 28, additional penalties are assessed by the Berrien County Treasurer at 269-983-7111.

Q: Can I pay property taxes online? A: Yes, St. Joseph County offers online payment options for both current and delinquent taxes. Check the county treasurer's website for available payment methods and any associated convenience fees.

Q: Why do tax rates vary within the county? A: Tax rates depend on your specific taxing jurisdictions including school district, township/city, and special districts like fire departments or libraries. Each jurisdiction sets its own millage rate based on local needs.

Q: How do special district taxes work? A: Special districts provide specific services like fire protection, libraries, or drainage. If your property is within a special district boundary, you'll pay additional millage for those services. These rates vary significantly by location within the county.

Verified Sources

Backed by 10 Official Government Sources

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

01
04/01/2025 INCOME AND RENT LIMITSmichigan.gov
02
Tax Doc
2024 Total Property Tax Rates in Michiganmichigan.gov
03
Tax Doc
Yearly Tax Ratessjcindiana.gov
04
Treasurerhagartownship.gov
05
County
County Treasurer | St. Joseph County, MIstjosephcountymi.gov
06
Tax Doc
PROPERTY TAXES – PAYING ONLINEhagartownship.gov
07
Tax Doc
Property Tax Exemptionsmichigan.gov
08
Tax Doc
2025 MI-1040CR-2 Homestead Property Tax Credit Claim ...michigan.gov
09
Tax Doc
Homestead Property Tax Credit Claim for Veterans and ...michigan.gov
10
County
Mounted Division | St. Joseph County, MIstjosephcountymi.gov
All sources verified as of 2025 Tax Year

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