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Michigan statutes require that all real and personal property, subject to taxation, be assessed annually.
Assessments are estimated at 50 percent of the property's market value. However, property owners pay taxes based on the property's taxable value. Taxable value is the lesser of assessed value or the prior year's taxable value minus losses, increased by the lesser of 5 percent or the Consumer Price Index (CPI), plus additions. A transfer of ownership will change the taxable value to the assessed value in the year following the transfer of ownership.
Example: $50,000 Taxable value
40 Millage rate (dollars per thousand)
$2,000 Estimated annual tax bill
Every year, you receive an assessment notice indicating changes in the assessed value and the taxable value of your property. The assessed value represents 50 percent of the estimated market value of your property. The taxable value indicates how much of that value you will pay taxes on.
How to Read Your Assessment Notice (PDF)
The assessed value of your property reflects an estimate of 50 percent of your property value. This estimate is based on sales of similar homes within the same or similar neighborhoods. Your assessed value changes to reflect the fluctuation in selling prices of similar homes. Additionally, property improvements may increase your assessed value.
Taxable value is the amount on which a property owner pays property taxes. Taxable value is the lesser of the assessed value or the prior year’s taxable value minus losses, increased by the lesser of 5 percent or the Consumer Price Index (CPI), plus additions. The Consumer Price Index for 2011 taxable value is 1.7%. A transfer of ownership will change the taxable value to the assessed value in the year following the transfer of ownership. Information about the calculation of the CPI can be found at the Michigan Department of Treasury website.
Losses are the removal of property, such as removal of a garage. An addition includes finishing a basement, building a deck, and other improvements.
Over the years, the majority of property values in the City of Jackson have increased in value greater than the Consumer Price Index (CPI). However, many neighborhoods are now experiencing a decline in the market value. The 1994 constitutional amendment known as “Proposal A” requires that the taxable value increase by the CPI, however, it cannot exceed the assessed value.
Some property owners have a significant difference in the amount of their assessed values and taxable values. Assessed value represents 50 percent of the estimated property value. Taxable value is a mathematical formula that is based on the preceding year's taxable value increased by the CPI. The CPI is determined for the entire state and applied by each municipality. Taxable value may also increase for physical additions and decrease for physical losses.
The year after you purchase your home or lot, the taxable value is "uncapped" and becomes the same amount as the assessed value for that year only. Each year thereafter, the taxable value is adjusted by the IRM in the same manner as described above.
Proposal A mandates that the taxable value must be adjusted each year by the CPI. The assessed value is adjusted each year based on sales studies. Sales studies are based primarily on bona fide sales of similar homes in similar areas. The sales analysis may indicate that the market value should increase, decrease or stay the same.
The Taxable Value cannot exceed the Assessed Value.
Also see Understanding Proposal A in a Declining Market (PDF)
A storm water fee is assessed to every property in the City of Jackson. If you are receiving more than one storm water bill, you may own a separate lot next to your home or business. By combining adjoining properties, you can reduce the number of storm water bills you receive. Please see the section below, titled Property Combinations or Divisions, for information on how to request a property combination.
If you own and occupy your own home, it may be exempt from the 18-mill school operating tax. If a home is worth $100,000 and has a taxable value of $50,000, the savings to you would be $903 per year. To claim an exemption, complete the principal residential exemption affidavit and file it with the City Assessor by May 1. If you qualify for a principal residential exemption, the City Assessor will adjust your taxes on your next property tax bill. Note that this is an exemption for part of your taxes, not from your taxable value.
Principal Residential Exemption Affidavit - formerly Homestead Exemption
If you need to rescind or withdraw a homestead, please use the following form.
Request to Rescind/Withdraw Principal Residential Exemption (PDF)
Proposal A eliminated the double-digit increases in taxes by placing an annual limit on any increase to 5 percent or the rate of inflation, whichever was less. All properties still have an assessed value, which is still 50 percent of market value. However, we now base property taxes on taxable value. The limit or cap on increases in taxable value remains in effect each year, except if the property's ownership is transferred. In that case, we increase the taxable value to equal the assessed value. The taxable value can never be greater than the assessed value. A transfer affidavit must be filed whenever real estate or some types of personal property are transferred (even if you are not recording a deed).
Personal property statements are required to be filed by February 1.
Board of Review meets, according to State law, during the second week of March. Dates and times for the 2012 March Board of Review are:
You may appeal by letter to: City of Jackson Board of Review, Assessing Department, 161 W. Michigan Avenue, Jackson, Michigan, 49201. Original written appeals MUST BE RECEIVED by 5:00 p.m. on the last posted day of Board of Review for March 2012. For all properties, please include a completed Board of Review Appeal Petition. For rental, commercial, and industrial properties, also include a completed Rental, Commercial, and Industrial Income and Expense Analysis Form.
If you wish to appeal your property assessment in person, please call the assessing department at 517-788-4033 after recipt of your Notice Of Assessment in February of 2012 to schedule an appointment for the 2012 March Board of Review. You will need to complete the following form(s) to bring with you to your appointment:
All properties: Board of Review Appeal Petition.
Rental, commercial, and industrial properties also complete this form.
If you are requesting consideration for a poverty exemption, please download and fill out this form.
Note: Combinations and divisions can be made only at the beginning of each tax year in January.
In order to proceed with a combination or division of property, all property taxes and special assessments must be paid by December 31 of the year prior to the combination or division. Any special assessments with yearly installments must be paid in full. The tax bill issued on December 1 must be paid by December 31 instead of waiting until the due date of February 14.
Situations where we cannot combine parcels:
Cases where we cannot divide parcels:
Click here to print out a Request to Combine/Divide Form. Fill out the top five lines, and then return to: Assessing Department, City of Jackson, 161 W. Michigan Avenue, Jackson, MI49201. If you have additional questions about the process, please call our office at 517-788-4033.
The assessing department requires that a change of address be requested in writing by the property owner. Click to print out a Request for Change of Address form. Complete the form and mail it or deliver it to our office. Or stop in to our office to fill out a form.
© City of Jackson, 2012
