Cass City, Tuscola County, Michigan Property Taxes
Property Taxes in Cass City, Michigan
Median Cass City, Michigan effective property tax rate: 1.19%, significantly higher than the national median of 1.02%, and higher than the Michigan state median of 1.05%.
Median Cass City, Michigan home value: $136,200
Median annual Cass City, Michigan tax bill: $1,654, $746 lower than the national median property tax bill of $2,400.
How are property taxes in Tuscola calculated?
Property taxes in Cass City, 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 Cass City's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Cass City, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Cass City, Tuscola County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.19%
Estimate Property Tax Bill
$1,621
$1,504
How Does the Cass City Property Tax Calculator Work?
Use this Cass City property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Cass City's median effective tax rate of 1.19% — based on actual property records in Tuscola County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Cass City'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 Cass City: rates range from 1.19% in 48726 to 1.19% in 48726, 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 Cass City.
About Cass City Property Taxes
About Property Taxes in Cass City, Tuscola, Michigan
Cass City's median effective property tax rate of 1.19% is higher than the Michigan state median of 1.05% and higher than the national median of 1.02%. This rate reflects the Tuscola 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 Cass City. Homeowners in the 48726 ZIP code carry a median effective rate of 1.19%, while those in the lowest ZIP code also pay 1.19%. This spread reflects how school district boundaries and local assessment districts are drawn across Tuscola County. Understanding which part of Cass City you live in can make a meaningful difference to your annual tax bill.
Cass City 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 Cass City, Tuscola 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 Cass City’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 Cass City Tax Rate
1.19%
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 Tuscola County Tax Rate
0.92%
Median Effective Michigan Tax Rate
1.05%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Cass City, Tuscola County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48726 | 0.80% | 0.96% | 1.19% | 1.48% | 1.92% |
Source: Ownwell
Property Tax Assessment Values Across Cass City, Tuscola County, Michigan
When examining property taxes in Cass City, 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. The Tuscola County assessment office 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 Tuscola County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of February.
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 Cass City, the median home price is $136,200, with a median tax bill of $1,654. That is below the national median property tax bill of $2,400, while the national median property tax rate is 1.02%. In zip code 48726, both the highest median home price and the highest median tax bill are $136,200 and $1,654.
Property Tax Assessment Values Across Cass City, Tuscola County, Michigan
Source: Ownwell
$10,700
$119,350
$228,000
Median Cass City Market Value
$136,200
Median Tuscola County Market Value
$151,400
Median Michigan Market Value
$213,740
Median United States Market Value
$235,294
Property Tax Assessment Values Across Cass City, Tuscola County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48726 | $69,000 | $98,000 | $136,200 | $198,300 | $270,400 |
Source: Ownwell
Property Tax Bills Across Cass City, Tuscola County, Michigan
Property tax bills in Cass City are based on the assessed value of a home and the local tax rate set by taxing authorities. For a home with a median market value of $136,200, the bill is calculated by applying the local rate to the assessed value, which helps determine how much a homeowner owes each year.
The typical tax bill in Cass City is $1,654, which is below the national median property tax bill of $2,400 and below the national median property tax rate of 1.02%. Bills can vary depending on the value of the property and the specific tax rates in the area. Homeowners with lower-value homes may pay less, while those with higher-value homes may see larger bills.
In Cass City, property taxes are an important part of homeownership because they help fund local services, and changes in assessed value can directly affect what homeowners pay.
Median Cass City Tax Bill
$1,654
Median Tuscola County Tax Bill
$1,305
Median Michigan Tax Bill
$2,084
Median United States Tax Bill
$2,400
Property Tax Bills Across Cass City, Tuscola County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 48726 | $776 | $1,169 | $1,654 | $2,376 | $3,263 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | March 9 |
Links | |
|---|---|
| Tuscola Tax Assessor | |
| Website | bsaonline.com |