Ann Arbor, Michigan
Ann Arbor is a Michigan city in Washtenaw County. Start here for the local property-tax snapshot, school districts, nearby places, official-rate data, and any Porch Notes tied to this community.
2025 property-tax snapshot
- Primary home (PRE)
- 52.6657 mills - 52.6657 mills
- Other property / non-homestead
- 68.6263 mills - 68.6263 mills
- School districts available
- 1 in Ann Arbor
One mill means $1 per $1,000 of Taxable Value. Rate rows come from the official 2025 Michigan Treasury report. Last reviewed June 8, 2026.
What these local words mean
- Primary home (PRE)
- A home you own and live in as your main home. PRE stands for Principal Residence Exemption and can lower the school operating tax.
- Non-homestead
- Property that is not treated as the owner's main home, such as a rental, vacation home, or second home.
- Assessor
- The local office that estimates and records property values and exemptions.
- Treasurer
- The local office that collects property tax payments and can confirm bill timing.
Michigan homebuyer tax calculator
See the tax bill after you buy.
Where is the house?
Pick the county, city or township, and school district. We use the official 2025 tax rates published by Michigan Treasury.
Not sure of the school district? Check the property listing. It is usually under "Schools."
Need to double-check the exact parcel? Use the official state estimator at treas-secure.state.mi.us/ptestimator or call the local treasurer. Rates can change across city, township, village, and school district lines, so the exact parcel matters.
What buyers in Ann Arbor should know
The seller's tax bill may not be your tax bill.
Michigan property taxes start with Taxable Value, not the price you paid for the home. Local millage rates are applied to that number.
While the same owner keeps the home, Proposal A caps how much Taxable Value can rise each year. When the home sells, that cap usually comes off. This is called uncapping.
After uncapping, the buyer's Taxable Value usually moves closer to State Equalized Value, or SEV. SEV is often about half of the home's market value.
Bottom line: a longtime owner may have been taxed on an older, capped number. After you buy, the taxable number may reset higher, and your first full-year tax bill may be much higher than the seller's.
In Ann Arbor, one school district appears in the rate data. Parcel-specific tax districts can still matter.
For a primary home with PRE, Michigan's main-home exemption, the rate shown here is about 52.7 mills. Without PRE, the non-homestead rate is about 68.6 mills. The calculator uses the exact local rates.
If this will be your main home, make sure the Principal Residence Exemption, or PRE, is handled with the local assessor. PRE is Michigan's main-home property tax exemption. It can remove up to 18 school operating mills. Rentals, vacation homes, and second homes usually use the non-homestead rate instead.
This calculator compares the seller's capped tax bill with a buyer's estimated first full-year bill after uncapping. Use it as a planning estimate, then confirm the parcel details with the local assessor or treasurer.
Local context
What's special about Ann Arbor
A few things worth knowing if you're buying or renting in Ann Arbor: the city has no income tax, but it does have strong rental rules and strict short-term-rental limits. See the notes below.
A west-side home-water issue worth checking: the Gelman 1,4-dioxane plume affects groundwater under parts of western Ann Arbor and nearby townships. See the note below.
Two more Ann Arbor home-and-tax factors to know: Old West Side exterior changes can need historic-district approval, and the University of Michigan shapes the city's tax base and housing market. See the notes below.
Practical notes
Local rules and costs to check
These are the note-sized practical catches tied to Ann Arbor: taxes, property rules, permits, local costs, or other things worth checking before you make a decision.
Porch Note
Buying in Ann Arbor's Old West Side? It's a binding historic district
Ann Arbor's Old West Side is a binding local historic district, so exterior changes usually need city Historic District Commission approval.
Read this note →Porch Note
Does Ann Arbor have a city income tax? No — but the question keeps coming back
Ann Arbor has no city income tax, but voters and city leaders have revisited the idea several times over the years.
Read this note →Porch Note
How the University of Michigan shapes Ann Arbor — including your tax bill
The University of Michigan drives Ann Arbor's economy, housing demand, culture, and a long-running property-tax-base debate.
Read this note →Porch Note
Renting in Ann Arbor? It has some of Michigan's strongest tenant protections
Ann Arbor inspects rentals and has city rules around renewals, application fees, and tenant screening.
Read this note →School districts in this area
Ann Arbor Public Schools
Primary home (PRE) 52.6657 mills · non-homestead 68.6263 mills
Nearby places
These are other Michigan Porch pages in Washtenaw County. Use them when you are comparing local tax rates, school districts, or nearby communities.
Porch Notes
More about Ann Arbor
A few local stories and details tied to Ann Arbor, after the practical tax pieces are covered.
Porch Note
Fielding Yost and the Little Brown Jug
Fielding Yost's point-a-minute Wolverines and a 30-cent water jug gave college football its oldest trophy.
Read this note →Porch Note
The Day the World Held Its Breath in Ann Arbor — and Polio Was Beaten
On April 12, 1955, the world learned from a packed auditorium in Ann Arbor that the Salk polio vaccine worked.
Read this note →Porch Note
The Game: Michigan vs. Ohio State
College football's fiercest rivalry, forged in the Ten Year War between Bo Schembechler and his old mentor Woody Hayes.
Read this note →Porch Note
The Largest Stadium in America Sits in a College Town in Michigan
Michigan Stadium — 'The Big House' — is the largest stadium in the U.S., and every home game since 1975 has drawn more than 100,000 fans.
Read this note →Porch Note
Yes, There's a Town in Michigan Actually Named Hell
Yes, there's a real town in Michigan named Hell — settled in 1838, officially named in 1841, and happy to let you get 'married in Hell' or crowned mayor for a day.
Read this note →Porch Note
Punk Rock Has Michigan Roots — Meet the MC5 and the Stooges
Before anyone called it punk, the MC5 of Detroit and the Stooges of Ann Arbor were already playing it — and the world's punk bands took it from there.
Read this note →Porch Note
The Pizza Empire That Started With a Borrowed $500 — and a Volkswagen
Domino's Pizza grew from a tiny Ypsilanti shop the Monaghan brothers bought for $500 down — one of whom traded his half for a used Volkswagen Beetle.
Read this note →Porch Note
The American Robin — and Michigan's Other Bird
The cheerful robin has been Michigan's state bird since 1931 — but the Kirtland's warbler, which nests almost nowhere but Michigan, may be the most Michigan bird of all.
Read this note →Next steps
What to check next for Ann Arbor
Use the local page to get oriented, then choose the next practical guide, calculator, or nearby place.
County
Open Washtenaw County
See the county page for other cities, townships, villages, local notes, and the county-wide tax snapshot.
Open county page →Calculator
Run a buyer tax estimate
Use the Michigan homebuyer tax calculator if you want to compare a different place or school district.
Open calculator →Tax break
Understand PRE
Learn who qualifies for the primary-home tax break and how the deadlines work.
Read PRE guide →Questions buyers ask
Is this an exact number? +
No. It is a strong estimate based on Michigan's published 2025 tax rates for your area. Your actual bill depends on what the local assessor decides your home is worth, called the SEV. Use this to plan your budget, not to lock in an exact figure.
When will my higher tax kick in? +
The first calendar year after you close. Close in June 2026, and the seller's tax bill usually comes through for 2026. Your new popped-up bill arrives in 2027.
What's PRE? +
PRE is Michigan's primary-home tax break. If you own the home and live there as your main home, it can remove up to 18 mills of local school operating tax from the bill. Rentals, vacation homes, and second homes do not get it. File Form 2368 with the local assessor by June 1 for the summer bill or November 1 for the winter bill.
What are mills? +
Mills are the tax rate. One mill means $1 of tax for every $1,000 of Taxable Value. A 40-mill rate means about $40 per $1,000 of Taxable Value. Different areas have different rates because county, city or township, school, library, public safety, parks, and other local taxes are stacked together.
What's the inflation multiplier? +
It is the yearly number Michigan uses to cap Taxable Value increases while the same owner keeps the home. Think of it as the speed limit for Taxable Value. For the 2026 tax year, the multiplier is 1.027, or 2.7%. When a home sells, that cap usually resets.
Are there ways to avoid the pop-up? +
A few, mostly family transfers. Parent to child, spouse to spouse, sibling to sibling, and some grandparent transfers may avoid the reset if the home stays residential. For family transfers, talk to a Michigan real estate attorney.
Why is my number different from the tax history on a listing? +
Most tax history pages show what the current owner paid. That is often based on a protected, lower taxable value. This calculator estimates what your taxable value becomes after Michigan's uncapping rule.
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