Our office hours are changing on a trial basis from June 2nd - August 29th - Temporary Hours
Our office hours are changing on a trial basis from June 2nd - August 29th - Temporary Hours
The Assessing Department is responsible for annually determining the assessed and taxable values for all real and personal property, processing land division applications and maintaining the computerized property records.
To request copies or inspection of Assessment Records please contact the Assessor Office
Land values are determined annually by classification for every taxable parcel of property in the local unit. The links below contain the land value determination and corresponding studies for each land table within the Township.
An ECF adjusts the assessor’s use of the State Tax Commission’s Assessor’s Manual to the local market. The links below contain the studies that were completed to determine the ECF used for each neighborhood in the Township.
Grand Haven Charter Township’s tax, assessing and special assessment information is hosted by BS&A Software. This information is also available during normal business hours of the Township Hall, 8:00am – 5:00pm.
If you have had a building/zoning permit in the past year or newly purchased your property, you can expect an Assessing Department staff person to visit your property sometime between the middle of November until the end of December to verify information.
How to Read your Assessment Notice
Resident’s Guide to Understanding Assessments
MCL 211.7u provides for a property tax exemption, in whole or part, for the principal residence of persons who, by reason of poverty, are unable to contribute to the public charges. In order to receive a poverty exemption, a taxpayer must annually file a completed application form, and all required additional documentation, with the supervisor, assessor, or the Board of Review where the property is located.
Why does my taxable value go up?
Prior to 1994, in areas of rapidly increasing property values, property taxes jumped dramatically from one year to the next. Proposal A, passed in 1994, has provided for a modest, stable increase in the value used to compute your property taxes, through good and bad times. This new value, used to compute your property taxes, is called taxable value.
Under Proposal A, the increase in your taxable value is limited to the rate of inflation or five percent, unless something new is added to the property or something is taken away. Your taxable value can also not be greater than your assessed value. Your assessed value should represent, within the limits of mass appraisal, fifty percent of what your property is worth.
The inflation rate used is derived from many sources. In addition to housing prices, it also includes such things as the price of gas, food, medical care and other expenditures. The same inflation rate is used throughout the state.
Can my taxes go up if market values have gone down?
In 1994 voters adopted Proposal A. This limited increases in property taxes by how much taxable value can increase each year as opposed to being levied on SEV. Under Proposal A, annual property taxes can increase or decrease no more than the rate of inflation or 5%, whichever is less. (Exceptions include a transfer of ownership, omitted property, new construction, changes in millage rates, etc.)
Proposal A did not limit the growth of SEV. Over time, many properties SEV has become much greater than their TV. Even with recent economic downturns, many properties have an SEV greater than the TV. Since TV is the lesser of SEV and the prior year TV multiplied by the inflation rate multiplier, these properties TV increased by the rate of inflation (5.0%) for 2024. This is true even though those properties SEV may have decreased. In such cases, the mechanics of Proposal A may seem unfair. However, if Proposal A were not in place for these properties, their property taxes would be based on SEV and their property taxes would be higher. Generally, residential property values increased for 2024.
Can I contest my AV and TV?
Yes. Every property owner has the right to appeal their assessment to the March Board of Review. The opportunity only comes once per year and if missed, there is not another opportunity that tax year. Your Assessment Change Notice comes mid-February by US mail and provides you with the dates and times for the March Board of Review. In addition, an informal Assessor’s Review is offered by the Township prior to the March Board of Review as a time to discuss your property and ask questions with Assessing staff. For residential properties, an appeal to the March Board of Review is required to protect your right to further appeal to the Michigan Tax Tribunal. All other properties may appeal directly to the Michigan Tax Tribunal. Appeals to the March Board of Review can be made in person or by letter.
Note: This material is intended as general information and should not be construed as legal advice. If you have specific questions, please consult your tax advisor or an attorney.
When I look at my taxable value and assessed value and that of my neighbors, their difference is significant, whereas my taxable value and assessed value has less of a difference, why?
A: Depending on when the house was built and the additions (new construction) and losses (removal of items i.e. decks, fences, sheds) to taxable value which have occurred since 1994, will make a significant difference between taxable values and assessed value.
At the start of Proposal A, all houses did not have the same assessed and taxable value and since then each house has indexed in taxable value by a percentage which has made the gap between some houses larger than others.
Other houses have undergone a transfer of ownership which in the year following the transfer “uncaps” the taxable value and the assessed value and taxable become the same number. After this year of uncapping, the taxable value again becomes “capped” to increase each year at rate of inflation, with the exception of any additions (new construction) or losses (removal of items).
Phone: (616) 604-6306
Email: alarrison@ghtmi.gov