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Property taxes in Michigan are determined by both
state and local jurisdictions. Both real and personal property,
except inventory, are subject to taxation. The taxable value is
determined by taking 50% of the current market value. This value is
regulated by Proposal A and is usually lower than the assessed
value. The yearly increase in taxable value is controlled by a
calendar year's CPI, or inflation rate, and can increase a maximum
of five percent.
The equalized value is determined each year by the
studies on the real estate market. The studies are conducted by the
Berrien County Equalization Department.
The tax rate for property in the City of Niles is
all the same, except if a homeowner has applied for a homestead
exemption. If the homeowner is granted a homestead exemption they do
not pay the 18 mill school district tax, which equals approximately
34% of their property taxes.
The City of Niles has two tax seasons Summer and
Winter. The summer taxes are due on September 15 of each year, the
Winter Taxes are due on February 15 of each year. If either of the
dates fall on a Saturday or Sunday the taxes are due on the
following Monday.
Tax Rates - 2006
Homestead = 32.9656 mil + 1% administration fee +
$10.00 fee per household for Ambulance
Non Homestead = 50.9656 mil + 1% administration
fee + $10.00 fee per household for Ambulance
For Multi Family dwellings the $10.00 fee is based
on how many families live in dwelling.
Tax Summary
Total Summer Taxes for 2006 (includes special assessments, state
education taxes and school taxes) = $5,804,105.47
Total Winter Taxes for 2006 (includes county assessment, SMCAS,
school taxes and unpaid summer taxes) = $3,468,305.35
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