Black River, Alcona County, Michigan Property Taxes
Property Taxes in Black River, Michigan
Median Black River, Michigan effective property tax rate: 0.84%, significantly lower than the national median of 1.02%, and lower than the Michigan state median of 1.05%.
Median Black River, Michigan home value: $169,400
Median annual Black River, Michigan tax bill: $1,314, $1,086 lower than the national median property tax bill of $2,400.
How are property taxes in Alcona calculated?
Property taxes in Black River, Michigan 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 April 13, 2026
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
How Does the Black River Property Tax Calculator Work?
Use this Black River property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Black River's median effective tax rate of 0.84% — based on actual property records in Alcona County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local assessment system uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Black River's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Black River: rates range from 0.84% in 48721 to 0.84% in 48721, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Black River.
About Black River Property Taxes
About Property Taxes in Black River, Alcona, Michigan
Black River's median effective property tax rate of 0.84% is lower than the Michigan state median of 1.05% and lower than the national median of 1.02%. This rate reflects the Alcona County base levy combined with local school district levies and Tax increment finance districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Black River. Homeowners in the 48721 ZIP code carry a median effective rate of 0.84%, while those in the same ZIP code pay 0.84%. This spread — 0.00 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Alcona County. Understanding which part of Black River you live in can make a meaningful difference to your annual tax bill.
Black River homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before the March 9, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Black River, Alcona County, Michigan
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Black River's effective property tax rate to other cities in Michigan and the median property tax rates in Michigan and the U.S.
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, Michigan, 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. Alcona County 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.
Assessment notices are sent in the spring each year and typically reach your mailbox by the middle of the season. 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.
For example, the median home price in Black River is $169,400, with a median tax bill of $1,314. That is below the national median property tax bill of $2,400 and reflects a lower burden than the national median property tax rate of 1.02%. In 48721, both the highest and lowest median home price are $169,400.
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
Property tax bills in Black River are calculated from the assessed value of a home and the local tax rate applied to that value. When a property’s market value rises, the assessed value can increase as well, which may lead to a higher tax bill. Local taxing authorities use these assessments to fund public services, so homeowners are billed based on where their property falls within the local tax structure.
In Black River, the median home price is $169,400, and the median property tax bill is $1,314 in ZIP code 48721. That figure is below the national median property tax bill of $2,400, which can make the area relatively affordable for homeowners. Still, bills can vary widely: the 25th percentile tax bill is $770, while the 75th percentile is $2,622 and the 90th percentile reaches $4,119. For homeowners, this means property taxes can have a meaningful impact on monthly housing costs and long-term affordability.
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
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | March 9 |
Links | |
|---|---|
| Alcona Tax Assessor | |
| Website | bsaonline.com |