Niles, Cass County, Michigan Property Taxes
Median Niles, MI effective property tax rate: 0.40%, significantly lower than the national median of 1.02%, but lower than the Michigan state median of 1.07%.
Median Niles, MI home value: $185,200
Median annual Niles, MI tax bill: $695, $1,705 lower than the national median property tax bill of $2,400.
How are property taxes in Cass calculated?
Property taxes in Niles, 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 Niles’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Niles, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Niles, Cass County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
0.38%
Estimate Property Tax Bill
$773
$717
Property Tax Rates Across Niles, Cass County, Michigan
Local government entities set tax rates, which can vary widely within a state. Each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction, resulting 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.
In Niles, located in Cass County, MI, the effective property tax rate stands at 0.40%. This is significantly lower than the national median property tax rate of 1.02%. The median property tax rate in Michigan is also lower than the national average, making Niles an attractive option for property owners looking to minimize their tax burden.
Comparing Niles to other cities in Michigan, the uniformity in the tax rate is notable as the highest and lowest median tax rates in the area are both 0.40%. This consistency offers predictability for homeowners, allowing them to plan their finances with greater certainty. With property tax bills often being a significant annual expense, understanding these rates is crucial for property owners.
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 Niles Tax Rate
0.38%
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 Cass County Tax Rate
0.36%
Median Effective Michigan Tax Rate
1.05%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Niles, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49120 | 0.26% | 0.32% | 0.38% | 0.42% | 0.48% |
Source: Ownwell
Property Tax Assessment Values Across Niles, Cass County, Michigan
When examining property taxes in Niles, 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 Cass 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 Cass County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of May. 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 Niles.
For example, the median home price in Niles is $185,200, with tax bills ranging significantly across the county. Zip code 49120 has the highest median home price at $185,200.
Property Tax Assessment Values Across Niles, Cass County, Michigan
Source: Ownwell
$162,400
$240,950
$319,500
Median Niles Market Value
$203,400
Median Cass County Market Value
$204,600
Median Michigan Market Value
$213,740
Median United States Market Value
$235,294
Property Tax Assessment Values Across Niles, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49120 | $92,800 | $140,200 | $203,400 | $320,200 | $539,200 |
Source: Ownwell
Property Tax Bills Across Niles, Cass County, Michigan
In Niles, located in Cass County, MI, property tax bills are calculated based on the assessed value of a home, which is determined by the local assessor. This assessed value is typically a percentage of the property's market value. The median home price in Niles is $185,200, and the property tax rate is applied to this assessed value to determine the tax bill. Homeowners in Niles can expect tax bills varying significantly, with the 25th percentile at $481 and the 75th percentile at $1,099. The highest median tax bill in the area is $695, which is notably lower than the national median property tax bill of $2,400.
Factors such as property improvements, neighborhood changes, and market conditions can influence the assessed value, impacting the tax bill. Homeowners may find these fluctuations financially challenging. Ownwell offers property tax appeal and exemption services, helping homeowners potentially reduce their tax obligations. By analyzing property assessments and market trends, Ownwell can identify potential discrepancies and assist in appealing for a fairer tax bill, ultimately providing financial relief to homeowners.
Median Niles Tax Bill
$739
Median Cass County Tax Bill
$774
Median Michigan Tax Bill
$2,084
Median United States Tax Bill
$2,400
Property Tax Bills Across Niles, Cass County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49120 | $322 | $507 | $739 | $1,159 | $1,998 |
Source: Ownwell