Berrien County, Michigan Property Taxes
Property Taxes in Berrien County, Michigan
Median Berrien County effective property tax rate: 1.05%, significantly higher than the national median of 1.02%.
Median Berrien County home value: $234,600
Median annual Berrien County tax bill: $2,379, $21 lower than the national median property tax bill of $2,400.
How are property taxes in Berrien County calculated?
Property taxes in Berrien County 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 your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Berrien County or another part of Berrien County, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Berrien County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.05%
Estimate Property Tax Bill
$2,463
$2,286
How Does the Berrien County Property Tax Calculator Work?
Use this Berrien County property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Berrien County's median effective tax rate of 1.05% to generate your estimate.
Enter your property's estimated assessed value — the figure the assessment authority assigns for tax purposes, which is typically lower than market value after applicable exemptions. Our calculator uses the median effective rate for a more accurate estimate than the statutory millage rate alone.
Your actual bill may vary based on your specific exemptions, local school district levies, and any special assessment districts that apply to your property. Berrien County's median property tax bill is $2,379, which is $21 higher than the state median and slightly above the national median property tax bill of $2,400.
For a more precise estimate, scroll down to explore city and ZIP code-level tax rate trends across Berrien County.
Property Tax Rates Across Berrien County, Michigan
What Are Effective Property Tax Rates Across Berrien County?
Local government entities set tax rates, which vary widely across Berrien County. Each year, the county estimates its budget for public services and divides that total by the assessed value of all taxable property within its jurisdiction.
Below, compare Berrien County's effective property tax rate to other counties in Michigan or the U.S. median of 1.02%.
Berrien County's median effective rate stands at 1.05%, which is higher than the national median of 1.02%. Within Berrien County, the highest rate is found in Watervliet at 1.20%, while Galien has the lowest at 0.65%.
These variations reflect differences in local school district levies, Tax increment finance districts assessments, and special district bonds — which compound the base county rate.
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 Berrien County Tax Rate
1.05%
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 Michigan Tax Rate
1.05%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Berrien County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Baroda | 0.72% | 0.90% | 1.00% | 1.18% | 1.46% |
| Benton Harbor | 0.66% | 0.88% | 1.14% | 1.55% | 2.16% |
| Berrien Center | 0.52% | 0.66% | 0.74% | 0.88% | 1.30% |
| Berrien Springs | 0.63% | 0.76% | 0.91% | 1.11% | 1.51% |
| Bridgman | 0.56% | 0.66% | 0.97% | 1.25% | 1.44% |
| Buchanan | 0.58% | 0.73% | 0.94% | 1.28% | 1.61% |
| Coloma | 0.57% | 0.79% | 0.98% | 1.30% | 1.69% |
| Dowagiac | 0.53% | 0.61% | 0.69% | 0.75% | 1.06% |
| Eau Claire | 0.47% | 0.58% | 0.67% | 0.79% | 1.19% |
| Galien | 0.45% | 0.52% | 0.65% | 0.84% | 1.17% |
| Harbert | 0.37% | 0.59% | 0.98% | 1.37% | 1.58% |
| Lakeside | 0.45% | 0.72% | 1.05% | 1.41% | 1.70% |
| New Buffalo | 0.46% | 0.66% | 1.04% | 1.38% | 1.71% |
| New Troy | 0.54% | 0.67% | 0.82% | 1.11% | 1.42% |
| Niles | 0.75% | 0.87% | 1.05% | 1.33% | 1.68% |
| Saint Joseph | 0.87% | 1.02% | 1.20% | 1.53% | 2.05% |
| Sawyer | 0.42% | 0.61% | 0.88% | 1.36% | 1.70% |
| Sodus | 0.49% | 0.64% | 0.77% | 0.90% | 1.26% |
| Stevensville | 0.79% | 0.89% | 1.03% | 1.18% | 1.56% |
| Three Oaks | 0.39% | 0.50% | 0.66% | 0.99% | 1.39% |
| Union Pier | 0.41% | 0.60% | 0.92% | 1.33% | 1.62% |
| Watervliet | 0.70% | 0.90% | 1.20% | 1.59% | 1.94% |
| Covert | N/A | N/A | N/A | N/A | N/A |
| Riverside | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Berrien County, Michigan
When examining property taxes in Berrien County, 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 Berrien County assessor 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:
In Berrien County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month.
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 Berrien County.
For example, the median tax bill in Berrien County is $2,379, compared with the national median property tax bill of $2,400. Tax bills range significantly across the county, from $1,384 in New Troy to $7,944 in Lakeside. Harbert has the highest median home price at $810,300.
Property Tax Assessment Values Across Berrien County, Michigan
Source: Ownwell
$119,000
$464,650
$810,300
Median Berrien County Market Value
$234,600
Median Michigan Market Value
$213,740
Median United States Market Value
$235,294
Property Tax Assessment Values Across Berrien County, Michigan
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Baroda | $178,180 | $226,650 | $306,000 | $426,750 | $580,340 |
| Benton Harbor | $39,800 | $65,800 | $119,000 | $205,200 | $332,200 |
| Berrien Center | $36,100 | $149,850 | $263,500 | $376,200 | $529,300 |
| Berrien Springs | $137,000 | $184,500 | $249,000 | $360,200 | $502,600 |
| Bridgman | $175,400 | $230,800 | $328,600 | $483,200 | $786,080 |
| Buchanan | $96,800 | $138,800 | $200,800 | $313,800 | $503,840 |
| Coloma | $110,560 | $159,500 | $229,600 | $329,900 | $541,920 |
| Dowagiac | $109,200 | $160,800 | $221,600 | $263,800 | $307,400 |
| Eau Claire | $82,280 | $140,250 | $204,700 | $295,100 | $418,920 |
| Galien | $106,600 | $145,700 | $221,400 | $319,650 | $443,800 |
| Harbert | $356,280 | $509,200 | $810,300 | $1,540,450 | $2,823,960 |
| Lakeside | $331,680 | $476,200 | $723,400 | $1,418,600 | $3,319,240 |
| New Buffalo | $255,600 | $357,350 | $559,600 | $904,950 | $1,780,500 |
| New Troy | $85,740 | $114,750 | $159,100 | $205,950 | $263,580 |
| Niles | $78,140 | $116,200 | $158,600 | $236,400 | $343,000 |
| Saint Joseph | $166,400 | $222,800 | $294,600 | $415,800 | $596,120 |
| Sawyer | $93,400 | $190,200 | $335,000 | $659,400 | $1,203,200 |
| Sodus | $91,760 | $127,100 | $187,000 | $268,700 | $360,760 |
| Stevensville | $12,440 | $222,000 | $294,200 | $424,600 | $605,280 |
| Three Oaks | $157,220 | $214,100 | $317,800 | $519,450 | $821,960 |
| Union Pier | $277,080 | $417,500 | $607,400 | $949,700 | $1,456,160 |
| Watervliet | $4,400 | $110,400 | $181,000 | $301,600 | $578,200 |
| Covert | N/A | N/A | N/A | N/A | N/A |
| Riverside | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Berrien County, Michigan
Property tax bills in Berrien County are based on the assessed value of a home and the local tax rates applied to that value. When a property’s market value changes, the assessed value can change too, which affects the final bill homeowners receive. Local taxing authorities use this assessment to fund services, so the amount owed can vary widely depending on where a home is located within the county.
For a home with a median price of $234,600, the tax bill can still differ significantly from one property to another. In Berrien County, the 25th percentile tax bill is $1,439, while the 75th percentile is $4,005 and the 90th percentile reaches $7,068. That spread shows how location, neighborhood, and individual property characteristics can influence what homeowners pay.
Some areas face much higher bills than others, with Lakeside having the highest median tax bill at $7,944, while New Troy has the lowest at $1,384. For homeowners, that means property taxes can have a major impact on annual housing costs.
Median Berrien County Tax Bill
$2,379
Median Michigan Tax Bill
$2,084
Median United States Tax Bill
$2,400
Property Tax Bills Across Berrien County, Michigan
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Baroda | $1,731 | $2,222 | $3,065 | $4,404 | $6,132 |
| Benton Harbor | $506 | $851 | $1,436 | $2,245 | $3,618 |
| Berrien Center | $419 | $1,161 | $1,952 | $2,803 | $4,026 |
| Berrien Springs | $1,094 | $1,637 | $2,360 | $3,365 | $4,925 |
| Bridgman | $1,574 | $2,026 | $2,957 | $4,747 | $7,638 |
| Buchanan | $922 | $1,400 | $1,981 | $2,944 | $4,869 |
| Coloma | $975 | $1,495 | $2,208 | $3,422 | $6,659 |
| Dowagiac | $616 | $1,159 | $1,584 | $1,982 | $2,357 |
| Eau Claire | $548 | $922 | $1,401 | $2,093 | $3,035 |
| Galien | $670 | $964 | $1,416 | $2,176 | $3,271 |
| Harbert | $2,891 | $4,549 | $7,337 | $12,228 | $22,601 |
| Lakeside | $2,855 | $4,430 | $7,944 | $13,806 | $30,539 |
| New Buffalo | $1,892 | $3,075 | $5,737 | $10,016 | $17,299 |
| New Troy | $634 | $938 | $1,384 | $1,876 | $2,900 |
| Niles | $838 | $1,248 | $1,744 | $2,535 | $3,718 |
| Saint Joseph | $1,886 | $2,682 | $3,671 | $5,143 | $8,124 |
| Sawyer | $1,075 | $1,639 | $2,935 | $6,143 | $10,699 |
| Sodus | $687 | $1,052 | $1,469 | $2,096 | $2,871 |
| Stevensville | $1,425 | $2,255 | $3,109 | $4,875 | $7,133 |
| Three Oaks | $925 | $1,347 | $2,137 | $3,774 | $7,608 |
| Union Pier | $1,910 | $3,302 | $5,859 | $9,138 | $13,502 |
| Watervliet | $712 | $1,410 | $2,244 | $3,749 | $7,412 |
| Covert | N/A | N/A | N/A | N/A | N/A |
| Riverside | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | March 9 |
Links | |
|---|---|
| Berrien Tax Assessor | |
| Website | bsaonline.com |