Assessing Department

20% Parcel Review In Progress

To comply with the State Tax Commission requirements, Assessing staff are conducting their 20% parcel review. Staff may be in your neighborhood to measure the outside of buildings and take exterior photos. Staff will not need to, nor will ask, to come into your home. Certain properties on the streets in the below link will be reviewed – you will receive a postcard if your property is being reviewed.

20% Review Street List (2021)

Assessing

The Assessing Department is maintains property assessments for the equitable distribution of property tax burden, as per the current Michigan General Property Tax Laws. The Assessor compiles the annual assessment role on which taxes will be levied, maintains property descriptions and maps for taxing purposes, provides the Township Treasurer with taxable value on all properties within the township, which are used to produce the annual tax bills, processes personal property statements and conducts field audits of both existing properties and new construction.

Meet the Assessing Department

Claudia Stirton
Texas Township Assessor

Office Hours

Mon Tue Wed Thu Fri
8:00am-4:30pm 8:00am-4:30pm 8:00am-4:30pm 8:00am-4:30pm Out of the Office

Appraisals

Any new home construction, commercial building construction, industrial property, agricultural property, business personal property, or remodeled homes/businesses within the Township is appraised by the Assessing Department. 

Land Divisions

If you have questions about land divisions or whether your property meets the qualifications for a land division, the Assessing Department can assist you and guide you through the process. 

Manage Property Records

The Assessing Department keeps records of all sales, Principle Residence Exemptions, property characteristics, and name/address changes. 

Annual Assessments

All annual assessments, as prescribed and regulated by State Law, are conducted by the Assessing Department. If you have questions about your assessment, the staff of the Assessing Department are always available to meet with you. 

View Property Assessment Information

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Assessing FAQ

What is the role of the Assessor?

The Assessor is responsible for estimating the value of your property, which determines your assessed valuation. The Assessor does not determine your property taxes. Instead, the assessed valuation determines the overall share of taxes you pay. Because your assessment affects your property taxes, it is important that your assessed value be accurate and fair. It is also important that you understand how the value of your property is estimated and what can cause property values to change.

How is your property value estimated?

The Assessor estimates the value of your property typically by first examining and collecting information on the physical characteristics of the property. Physical characteristics can include, among others, the square footage of land and improvements, whether or not the improvements include a garage, the number of bathrooms, and the nature of amenities such as swimming pools and fireplaces.

What causes property values to change?

A property’s value can change for many reasons. The most obvious is that the property changes: a garage, or swimming pool is added, or part of the property is destroyed by flood or fire. The most frequent cause of a change in value is a change in the market value.

What is the 20% parcel review?

To comply with the State Tax Commission guidelines, Texas Township is required to conduct field review of 20% of its properties every year (STC Bulletin 2 of 2014).

(https://www.michigan.gov/documents/treasury/Bulletin2014-2PropertyInspection_447098_7.pdf)

The property review is to ensure all buildings and structures are accounted for and accurately measured. Property Record Card photos should also be updated at this time.

If you received a postcard, your property will be reviewed this year. Assessing staff will be going house to house measuring the outside of buildings and structures on the property. Staff will not need to, nor will ask, to come inside your home. They will also take digital photographs, front and back. If you are not home at the inspection day, staff will leave a doorhanger at your door to let you know they have been there.

The Township Office will be aware of the schedule and who will be working in your property. Call the office if you have any questions about who might be knocking at your door.

Please call the Assessor if you have any questions or concerns.

What is a State Equalized Value?

State Equalized Value (SEV): 50% of Market Value or True Cash Value, commonly referred to as your property assessment.

What is Capped Value?

Capped Value (CV): the formula is: Previous year’s Taxable Value minus Losses (physical changes to the property) times the Consumer Price Index (CPI) or 5%; whichever is less, plus Additions (physical changes to the property), (TV-Losses x CPI (5%) + Additions = CV)

What is Taxable Value?

Taxable Value (TV) is the value upon which property taxes are based. TV is the Lesser of State Equalized Value (SEV) or Capped Value (CV). TV in the year following a transfer of ownership (sale, gift inheritance, etc.) is equal to the SEV.

Why isn't my new assessment 50% of my purchase price?

State tax law MCL 211.27 states that the purchase price is no longer the presumptive True Case Value of a property. The assessment may be close to 50% of the purchase price but the property SEV is determined by investigating the other sales in the vicinity of the property. All of the SEVs in the vicinity of the property are set using that sales study.

Sales prices are going down in my neighborhood, why hasn't my assessment gone down?

Sale prices going down in the neighborhood will not be reflected immediately in your assessment. The State allows for a two year sales study. That study includes sales a much as 24 months old; those older sales produce a value that is at least 9 months behind the market.

When can I appeal my assessment?

By law, the only time you may appeal you assessment is at the March Board of Review. However, you may meet with the Assessor at any time during the year to discuss your assessment.

What happens if I'm not happy with the decision of the March Board of Review?

State law provides the next level of appeal at the Michigan Tax Tribunal. You are required to file a petition with the Michigan Tax Tribunal by July 31st following an appeal to/at the March Board of Review. Click here to access petition forms.

How do I qualify for the Principal Residence Exemption?

The Principal Residence Exemption – PRE (formerly known as the homestead exemption) exempts a residence from the tax levied by a local school district for school operating purposes. The qualifications in Texas Township are simple: you must own and occupy the home as your principal residence on or before November 1st (other municipalities may utilize a June 1st deadline) and file the Principal Residence Exemption (PRE) Affidavit (Form 2368) with the Township’s Assessor. The exemption continues until the use of the home as your principal residence changes. When the change occurs, you must file a Request to Rescind Principal Residence Exemption (Form 2602) with the Assessor’s Department. Proposal A and state law does NOT allow for partial credit. As an example, even if you move into a non-homestead property on November 5th, the exemption does not begin until the following year. Recent legislation has allowed the granting of a second homestead in certain conditions. A “Conditional Rescission” (Form 4640) is available when the previous principal residence is not occupied or rented and is listed for sale. Please contact the Assessing Department if you think you qualify for the additional exemption.

The PRE is different from the Homestead Property Tax Credit, which is related with your Michigan Individual Income Tax Return.

If you still have questions regarding your assessment, the assessment process, or would like to schedule a meeting, please contact the Assessor. 

Contact the Assessor