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Updated 2025 Tax Year

Van Buren County
Property Tax Guide

Everything you need to know about property taxes in Van Buren 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
14.681 mills (Van Buren Township), varies significantly by location and taxing districts throughout county
Exemptions
5+ Available
Section 1

How Property Tax Works

Van Buren County, Michigan operates under the state's property tax system where taxable value multiplied by the millage rate divided by 1,000 equals your annual property tax bill. Property taxes fund essential county services including schools, libraries, road maintenance, emergency services, and local government operations. The county assessment office can be reached at 734-699-8946 for specific questions about your property assessment.

The 2025 property tax rate for Van Buren Township is 1.4681 per $100 of assessed value (14.681 mills), though actual rates vary significantly throughout Van Buren County depending on your specific location and the special taxing districts that serve your property. Additional local taxes from school districts, libraries, fire departments, and other special assessments will apply on top of the base county rate, making your total effective rate typically range from 25-40 mills depending on your exact location within the county.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
Van Buren Township Base14.681 millsFY 2025 base township rate
School DistrictVariesLocal school district operating millage
Intermediate School DistrictVariesCounty-wide education services
Community CollegeVariesRegional community college funding
Library DistrictVariesPublic library services (if applicable)
Fire/EMS DistrictVariesEmergency services (location dependent)
Special AssessmentsVariesRoad improvements, drainage, etc.

Note: These rates apply to the 2025 tax levy year. Total millage rates typically range from 25-40 mills county-wide, with significant variation by municipality and special taxing districts. Contact your local assessor for your specific total millage rate, as rates differ substantially between townships, cities, and school districts within Van Buren County.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Van Buren 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 Van Buren County are additional property tax bills issued when there are significant changes to your property during the tax year. Common triggers include new construction, major renovations, changes in ownership that remove exemptions, or corrections to assessment errors. The supplemental tax is calculated by applying the current millage rate to the difference between your old and new assessed values, prorated for the portion of the tax year remaining after the change occurred.

For example, if you complete a $50,000 home addition in January and your total millage rate is 30 mills, you would owe an additional $1,500 in supplemental taxes ($50,000 × 0.030 = $1,500) for that tax year. The supplemental bill is typically issued within 30-60 days after the assessor records the change and is due within 30 days of the bill date to avoid penalties.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value (50% of market): $150,000
  • Principal Residence Exemption Applied: -$18,000 (if qualified and applied)
  • Net Taxable Value: $132,000
  • Tax Rate: 30 mills (example total rate)
  • Annual Tax: $132,000 × 0.030 = $3,960
  • Monthly Escrow: $330

Example 2: $600,000 Home

  • Assessed Value (50% of market): $300,000
  • Principal Residence Exemption Applied: -$18,000 (if qualified and applied)
  • Net Taxable Value: $282,000
  • Tax Rate: 35 mills (example total rate)
  • Annual Tax: $282,000 × 0.035 = $9,870
  • Monthly Escrow: $823

Example 3: $1,000,000 Home

  • Assessed Value (50% of market): $500,000
  • Principal Residence Exemption Applied: -$18,000 (if qualified and applied)
  • Net Taxable Value: $482,000
  • Tax Rate: 38 mills (example total rate)
  • Annual Tax: $482,000 × 0.038 = $18,316
  • Monthly Escrow: $1,526

Note: Principal Residence Exemption requires annual application and varies by jurisdiction. Credits are not automatic and must be applied for through your local assessor's office.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Van Buren County require property tax escrow accounts, where you pay 1/12 of your estimated annual property tax bill with each monthly mortgage payment. Your lender collects these funds in a separate escrow account and pays your property taxes directly to the county when they become due. Winter property taxes are due by March 2, 2026, while summer taxes are typically mailed by July 1 and due by September 14.

Your lender will provide an annual escrow analysis showing how much was collected, paid out, and any shortage or surplus in your account. If your property taxes increase due to reassessment or millage changes, your monthly escrow payment will be adjusted accordingly. You can request a copy of your tax bills from your lender and should verify the payments were made correctly. If you pay taxes directly without escrow, you're responsible for making timely payments to avoid penalties and potential tax lien issues.

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 Van Buren County for the current fiscal year? A: Winter property taxes for FY 2025-2026 are due by March 2, 2026. Summer taxes are typically mailed by July 1 and due by September 14, though due dates may vary in some cities within the county.

Q: What is the Principal Residence Exemption and do I need to apply? A: The Principal Residence Exemption is a tax credit that reduces your taxable value by up to $18,000 (varies by jurisdiction) for your primary residence. You MUST apply for this credit - it is not automatic. Contact the Van Buren Township Assessor's Office for the Property Tax Exemption Request form.

Q: How does the Homestead exemption work? A: The Homestead exemption caps annual assessment increases at inflation or 5%, whichever is less, for owner-occupied properties. This limits assessment growth but does not reduce your property's market value. You must file for this protection annually.

Q: When are properties reassessed and how can I appeal? A: Properties are assessed annually with notices typically mailed in March. You can appeal your assessment to the local Board of Review, usually meeting in March. Contact your assessor's office for specific appeal deadlines and procedures.

Q: What are the penalties for late property tax payments? A: Late payments incur interest and penalty charges. After March 2, unpaid winter taxes are turned over to the county treasurer with additional fees. Continued non-payment can result in tax foreclosure proceedings.

Q: Can I pay property taxes online? A: Payment options vary by municipality within Van Buren County. Contact your township, city, or county treasurer's office for available online payment methods and accepted forms of payment.

Q: Why do property tax rates vary within Van Buren County? A: Total millage rates depend on your specific location and which special taxing districts serve your property, including school districts, fire departments, library districts, and special assessment districts. Each adds their own millage to the base county rate.

Q: What exemptions are available for seniors or disabled residents? A: Various exemptions may be available for qualifying seniors, disabled veterans, or low-income residents. These require application through your local assessor's office and have specific income and eligibility requirements that vary by program.

Verified Sources

Backed by 10 Official Government Sources

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

01
Frequently Asked Questionsvbtmi.gov
02
Tax Doc
2025 Certified Tax Rates by Districtin.gov
03
Tax Doc
Property Taxesvbtmi.gov
04
Tax Doc
Current Tax Informationvanburencountymi.gov
05
County
Departments - Van Buren Countyvanburencountymi.gov
06
Treasurer's Officevbtmi.gov
07
Tax Doc
Application for Exemption from Property Taxesvbtmi.gov
08
Tax Doc
2021 TAX RATEScantonmi.gov
09
Michiganirs.gov
10
County
County Clerk(s)michigan.gov
All sources verified as of 2025 Tax Year

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