Black River, Alcona County, Michigan Property Taxes
Median Black River, MI effective property tax rate: 0.92%, significantly lower than the national median of 1.02%, but lower than the Michigan state median of 1.07%.
Median Black River, MI home value: $118,200
Median annual Black River, MI tax bill: $878, $1,522 lower than the national median property tax bill of $2,400.
How are property taxes in Alcona calculated?
Property taxes in Black River, MI are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Black River’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Black River, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Black River, Alcona County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
0.84%
Estimate Property Tax Bill
$1,423
$1,320
Property Tax Rates Across Black River, Alcona County, Michigan
Local government entities are responsible for setting tax rates, which can differ significantly within a state. Each year, counties estimate their required budgets to provide necessary services and divide this by the total value of all taxable property within their jurisdiction. This process determines the property tax rate. Although votes and laws play a role in setting these rates and budgets, this is the annual procedure in summary.
In Black River, located in Alcona County, MI, the effective property tax rate offers a point of comparison to other cities in Michigan and the broader U.S. landscape. The median property tax rate in Michigan is 0.92%, which is slightly below the national median rate of 1.02%. This means that property owners in Black River may experience a lower tax burden compared to the national average, potentially offering significant savings. Understanding these differences can be crucial for homeowners looking to manage costs effectively. By comparing these rates, property owners can better assess their financial responsibilities and explore potential savings through property tax appeals and exemptions.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Black River Tax Rate
0.84%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Alcona County Tax Rate
0.98%
Median Effective Michigan Tax Rate
1.05%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Black River, Alcona County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48721 | 0.49% | 0.60% | 0.84% | 1.07% | 1.34% |
Source: Ownwell
Property Tax Assessment Values Across Black River, Alcona County, Michigan
When examining property taxes in Black River, MI, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Alcona County appraisal district estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
In Alcona County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of April. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Black River. For example, the median home price in Black River is $118,200, with tax bills ranging significantly across the county. 48721 has the highest median home price at $118,200.
Property Tax Assessment Values Across Black River, Alcona County, Michigan
Source: Ownwell
$66,900
$178,950
$291,000
Median Black River Market Value
$169,400
Median Alcona County Market Value
$153,000
Median Michigan Market Value
$213,740
Median United States Market Value
$235,294
Property Tax Assessment Values Across Black River, Alcona County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48721 | $44,880 | $88,800 | $169,400 | $323,200 | $571,400 |
Source: Ownwell
Property Tax Bills Across Black River, Alcona County, Michigan
Median Black River Tax Bill
$1,314
Median Alcona County Tax Bill
$1,366
Median Michigan Tax Bill
$2,084
Median United States Tax Bill
$2,400
Property Tax Bills Across Black River, Alcona County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48721 | $408 | $770 | $1,314 | $2,622 | $4,119 |
Source: Ownwell