Related Documents

(543 kB) Homestead - Principal Residence Exemption Homestead - Principal Residence Exemption
File this form with the assessing department to claim a Principal Residence Exemption for your home in Genoa Township.
(318 kB) Homeowner's Principal Residence Exemption - Active Duty Military Homeowner's Principal Residence Exemption - Active Duty Military
(262 kB) Request to Rescind Homeowner's Residence Request to Rescind Homeowner's Residence
File this form with the assessing department when you sell your homesteaded property or no longer occupy it as your principal residence.
(259 kB) Conditional Rescission of Principal Residence Exemption Conditional Rescission of Principal Residence Exemption
Also known as a Conditional Exemption, file this form with the assessing department to maintain a PRE on property previously exempt as the principal residence when a new principal residence has been established.
(315 kB) Homestead - Foreclosure Entity Conditional Recission of a Principal Residence Exemption Homestead - Foreclosure Entity Conditional Recission of a Principal Residence Exemption
This form is filed by foreclosing agencies seeking to rescind a Principal Residence Exemption
(306 kB) 2015 Personal Property Statement - 632 2015 Personal Property Statement - 632
Michigan Department of Treasury Form L-4175 Personal Property Tax Form
(138 kB) Personal property exemption affidavit - 5076 Personal property exemption affidavit - 5076
To claim an exemption, this Affidavit must be received by the Assessor no later than February 10, 2014. This affidavit will exempt property owned only by the entity filing the affidavit
(81 kB) Property Transfer Affidavit Property Transfer Affidavit
This form must be filed whenever ownership of real estate is transferred.
(38 kB) AG Exemption - Qualified Agricultural Exemption AG Exemption - Qualified Agricultural Exemption
File this form with the assessing department when the property yis used primarily for agricultural purposes but is not classified as agricultural.
(44 kB) Name and Address Change Name and Address Change
Update the address on file with the assessing department that is used for official correspondence.
(738 kB) Lot Split Application Lot Split Application
(390 kB) State of Michigan Property Tax Appeal Form State of Michigan Property Tax Appeal Form
State Tax Tribunal form for residents wishing to appeal their Township Board of Review decision.
(283 kB) Poverty or Hardship Exemption for Property Taxes Poverty or Hardship Exemption for Property Taxes
File this form with the assessing department to apply for a Poverty or Hardship Exemption for Property Taxes
(128 kB) Understanding your Property Assessment and Taxable Value Understanding your Property Assessment and Taxable Value
Information for residents to understand their property assessment notices
(1,378 kB) Notice of Assessment Guide Notice of Assessment Guide

Related Web Links

Assessing & Property Tax Data Assessing & Property Tax Data
Assessing Department Email Assessing Department Email
Send us an email with any questions!
Unplatted Subdivisions Data Unplatted Subdivisions Data
A searchable database of information for appraisers on unplatted subdivisions within the Township
Platted Subdivisions Maps Platted Subdivisions Maps
Scanned maps of Township Platted Subdivisions
Genoa Township
Printed from http://www.genoa.org/departments/Assessing/
on November 26, 2014 at 9:38am.

Assessing Department

Staff

Assessing Department

The Genoa Township Assessing Department is responsible for overall direction and management of Township's property appraisal program. The Assessing department oversees identifying, inventorying, determining market values and calculating assessed valuation for all Township properties in accordance with the State Tax Commission regulations, methods and procedures to ensure fair and equitable assessments. The Assessing department maintains accurate homestead and property transfer information in compliance with applicable State laws.

Assessing Department Frequently Asked Questions

NOTE: For simplicity, the following questions and answers pertain to residential properties; however, the same principles apply to all types of properties.

I received a Notice of Assessment. What is this and what does it mean?

Please see the following guide from the Genoa Township Assessor's office which explains Assessment Notices. The guide is located here.

Why are my taxes so high?

This is the most common question asked of the assessor's office. The two components of determining taxes are taxable value and millage rates. The assessor does not determine the millage rates. The millage rates are established by each taxing jurisdiction (city, county, school, etc.) The duty of the assessor is to determine the taxable value of your property as prescribed by General Property Tax Law.

What is the difference between assessed value and taxable value?

The State of Michigan requires assessed value to be 50% of the true cash (or market) value of a property. True cash value is what your property would sell for in the open market. Prior to the passage of Proposal A in 1994, taxes were calculated on assessed value.

Taxable value is determined by multiplying the prior year taxable value by the current year Consumer Price Index or 5%, whichever is lower. The CPI for 2014 taxable values is 1.6%. Physical changes to the property such as new construction or demolition may also increase or decrease the taxable value. In addition, taxable value cannot be greater than assessed value. Since the passage of Proposal A in 1994, taxes are calculated on taxable value.

What is a Principal Residence Exemption? (Formerly known as Homestead Exemption)

The Principal Residence Exemption (PRE) exempts you from paying 18 mills of school operating tax. You are eligible for a Principal Residence Exemption if you own and occupy your property as your principal residence as of June 1st of any given year. You must file a Homeowner's Principal Residence Exemption Affidavit to receive this Exemption and you can only have one principal residence.

What is a Property Transfer Affidavit?

A Property Transfer Affidavit is required to be filed within 45 days of the transfer of ownership of property to notify the Assessor to uncap the taxable value in the year following a transfer. This uncapping is required by Proposal A, which was passed in 1994. A transfer of property is not limited to a transfer including a monetary transaction. A transfer of ownership may occur, including but not limited to, upon an inheritance or a gift.

What does "uncap" mean?

Under Proposal A, a property is "uncapped" in the year following a transfer of ownership. This means that the taxable value for the year following a transfer will be the same as the assessed value for that year. The year after the property is uncapped, increases to the taxable value will once again be limited by the Consumer Price Index or 5%, whichever is lower, unless there are physical changes made to the property.

Why are my taxes higher than my neighbor's?

Under Proposal A, you and your neighbor can live in identical houses and pay a different amount of taxes. If your neighbor has lived in his home for several years and you recently purchased yours , you may pay more taxes than your neighbor due to the uncapping requirement of Proposal A. (For a more detailed explanation, please contact the assessing office.) When comparing your property to your neighbor's, it is important to look at assessed values, not the amount of taxes being paid.

How often is my property evaluated?

The General Property Tax Law requires all properties to be evaluated each year. This does not necessarily mean that a field inspection is made of each individual property each year. Assessed values are generally determined by mass appraisal techniques. This is done by grouping similar property types together and analyzing the sales activity in those groups as well as performing field inspections on a sampling of properties within these groups. Other forms of evaluation include, but are not limited to, building permits and parcel splits and combinations. It is important that property owners periodically review their property records. The assessing staff is responsible for reviewing thousands of properties. Most property owners have one property to monitor.

How is my assessed value determined?

We begin by determining land values based on sales of vacant land that occur within Genoa Township. Any buildings are then measured and features are noted to determine a reproduction value using the State Assessors Manual, which contains average construction costs for the State of Michigan. The resulting cost is then adjusted by a county multiplier which will adjust the average State construction costs to Livingston County construction costs. This resulting value is further adjusted by an Economic Condition Factor (ECF), which will adjust the value to Genoa Township's market. The ECF is determined by analyzing sales that occur within Genoa Township. This final building value is combined with the land value for a true cash (or market) value. 50% of this true cash value is the assessed value.

How can I appeal my assessed value?

You will receive a Notice of Change of Assessment in February of each year, which will advise you of the assessed and taxable values determined by the Assessor for your property for the current tax year. If you disagree with any of the information included on that notice, I invite you to call my office and I will be happy to review your record with you. We may be able to resolve your concerns without the need for a formal appeal.

An appeal can be made to the Board of Review, which meets in March of each year to hear appeals of assessments. The dates and times of the meetings are printed on the Notice of Change of Assessment. The time frame for the Board to meet is set by the General Property Tax Act and Genoa Charter Township. Once the Board of Review has adjourned, the assessments are final until the following year. If you are not satisfied with the Board of Review's decision, you may appeal further to the Michigan Tax Tribunal. The information for doing so is printed on the form that you receive notifying you of the Board of Review's decision.

Please feel free to call the Assessor's Office at 810-227-5225 if you have any further questions. If you have specific questions regarding your property tax assessment, I would be happy to meet with you to review your records.

 

Genoa Charter Township · 2911 Dorr Road · Brighton, MI 48116 · (810) 227-5225
Questions or comments about our new web site? Send email to adam@genoa.org