Three Rivers, Cass County, Michigan Property Taxes

Name: Property Tax Bills Across Three Rivers, Cass County, Michigan
Creator: Ownwell
License: https://creativecommons.org/licenses/by-nc/4.0/

Median THREE RIVERS, MI effective property tax rate: 0.32%, significantly lower than the national median of 1.02%, but lower than the Michigan state median of 1.07%.
Median THREE RIVERS, MI home value: $188,000
Median annual THREE RIVERS, MI tax bill: $558, $1,842 lower than the national median property tax bill of $2,400.

How are property taxes in Cass County calculated?

Property taxes in THREE RIVERS, 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 THREE RIVERS’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in THREE RIVERS, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Three Rivers, Cass County, Michigan Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

0.32%

Estimate Property Tax Bill

$602

$558

Ownwell’s Three Rivers Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Three Rivers with just two data points. By entering your property's estimated assessed value, our calculator applies Three Rivers’ median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a precise calculation for your property tax obligations. This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Cass County. For those interested in more localized information, please scroll down to explore city-level trends!

Property Tax Rates Across Three Rivers, Cass County, Michigan

Local government entities are responsible for setting property tax rates, and these can vary significantly within a state. Each year, counties estimate the budget needed to provide essential services and divide this amount by the total value of all taxable property within their jurisdiction, resulting in the property tax rate. Although votes and laws play a role in determining tax rates and budgets, this is essentially the annual procedure.

In Three Rivers, located in Cass County, Michigan, the effective property tax rate is a key point of comparison. The city's rate can be contrasted with those of other cities in Michigan, as well as the median property tax rates for the state and the nation. With a median property tax rate of 0.32%, Cass County falls below the national median property tax rate of 1.02%. This difference highlights how local conditions and budgetary needs influence tax rates, emphasizing the importance of understanding the specific property tax landscape in Three Rivers. By analyzing these variations, property owners can gain insights into their tax obligations and explore potential savings through appeals and exemptions.

Property Tax Rates Across Three Rivers, Cass County, Michigan

Source: Ownwell

0.32%

0.37%

0.43%

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 Three Rivers Tax Rate

0.32%

Median Effective Cass County Tax Rate

0.39%

Median Effective Michigan Tax Rate

1.07%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Three Rivers, Cass County, Michigan

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
49093	0.19%	0.26%	0.32%	0.40%	0.49%

Source: Ownwell

Property Tax Assessment Values Across Three Rivers, Cass County, Michigan

When examining property taxes in Three Rivers, 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 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 Three Rivers. For example, the median home price in Three Rivers is $188,000, with tax bills ranging significantly across the county. 49093 has the highest median home price at $188,000.

Property Tax Assessment Values Across Three Rivers, Cass County, Michigan

Source: Ownwell

$130,400

$193,100

$255,800

Median Three Rivers Market Value

$188,000

Median Cass County Market Value

$171,400

Median Michigan Market Value

$177,800

Median United States Market Value

$235,294

Property Tax Assessment Values Across Three Rivers, Cass County, Michigan

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
49093	$67,720	$109,900	$188,000	$281,300	$346,720

Source: Ownwell

Property Tax Bills Across Three Rivers, Cass County, Michigan

In Three Rivers, MI, property tax bills are primarily determined by the assessed value of a home, which is a percentage of its market value. The local tax rate is then applied to this assessed value to calculate the annual tax bill. In this region, the median home price is $188,000, with property tax bills ranging from the 25th percentile at $306 to the 90th percentile at $1,173. The median tax bill in certain areas, such as zip code 49093, is $558. These figures are notably lower than the national median property tax bill of $2,400, providing a relatively affordable tax environment for homeowners. However, even in areas with lower tax bills, homeowners can benefit from expert guidance on potential savings. Ownwell offers services to help homeowners appeal their property tax assessments and identify exemptions they may qualify for, potentially reducing their annual tax burden. By leveraging Ownwell's expertise, residents of Three Rivers can ensure they are not overpaying on their property taxes.

Property Tax Bills Across Three Rivers, Cass County, Michigan

Source: Ownwell

$492

$727

$961

Median Three Rivers Tax Bill

$558

Median Cass County Tax Bill

$696

Median Michigan Tax Bill

$1,795

Median United States Tax Bill

$2,400

Property Tax Bills Across Three Rivers, Cass County, Michigan

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
49093	$209	$306	$558	$844	$1,173

Source: Ownwell