Assessing

Public Access Policy:

Assessment information is available 24/7 free of charge through the department website. For personal attention to deliver completed forms, copy record cards, view assessment rolls or property inquiries you may visit the physical location of the Meridian Township Assessing Department on the Second Floor of the Meridian Township Municipal Building, 5151 Marsh Road, Okemos, Michigan 48864.

Requests for records and copies of Assessing documents should be made through Assessing Clerk Danielle Hughes by calling 517.853.4400 or emailing hughesd@meridian.mi.us. Our clerk will respond to your request within three business days. Some requests may fall under the Freedom of Information Act (FOIA) and an expense may apply.

The Assessing Department has an annual Assessor’s Review each year at the end of February prior to the formal March Board of Review. See your Annual Change Notice and our website for this year’s dates and times. Assessor’s Review is specifically dedicated for property owners to informally reach out, ask questions and talk about their property with Assessing staff to understand the assessing process and resolve any differences. However, Assessing staff is willing to answer your property inquires all year long. Property owners should call 517.853.4400, email one of our staff members or stop by the office with their questions and concerns.

Understanding Your Assessment

Assessed Value (AV)

The assessor is statutorily required to set an AV equal to 50% of the market value of your property.

State Equalized Value (SEV)

SEV is the AV adjusted following county and state equalization. The County Board of Commissioners and the Michigan State Tax Commission must review assessments by property classification and adjust (i.e., equalize) them if they are above or below the statutory 50% level of assessment. Typically, SEV is the same as AV.

Taxable Value (TV)

TV is the figure used to calculate your property taxes. Multiplying the TV by the millage rate, then dividing by 1,000 will determine your tax liability. TV increases/decreases from year to year by the rate of inflation or 5%, whichever is lower. Transfers of ownership, which “uncap” the TV, and improvements to the property can increase the TV more than the rate of inflation. TV cannot exceed the SEV for the property.

How is the AV determined?

To ensure properties are assessed uniformly and at 50% of market value, the Ingham County Equalization Department conducts annual sales and appraisal studies. These studies analyze the sale or appraised value of properties compared to their AV. Based on these studies, the assessor must increase or decrease values so that each class of property (e.g., residential, commercial, industrial, etc.) is at 50% market value. The 2023 residential sales study included sales from April 1, 2020 through March 31, 2022.

Residential sales data is then organized, by the assessor, into economic neighborhoods. For residential properties an economic neighborhood can be a single subdivision or a grouping of areas with similar characteristics. If the sales in an economic neighborhood indicate an increase or decrease in value, the AV of properties in that neighborhood are adjusted uniformly based on conclusions drawn from the sales.

A similar method is used to value commercial and industrial properties, although some commercial properties are also valued using an income approach. Personal property is assessed using personal property statements reporting the assets of a business. December 31, 2022 is situs day (i.e., “Tax Day”) for property taxes in Michigan for 2023 assessments. All AV are determined as of that day.

Note: This material is intended as general information and should not be construed as legal advice. If you have specific legal questions, you should always consult an attorney.

Commonly Asked Questions

Property values in my neighborhood have been decreasing. Will my property valuation be decreasing as well?

Your property’s AV and TV are separately calculated. The AV changes with the real estate market and can go up or down without limitation. AV is tied to market value and reflects market changes.

TV changes are based on a formula involving the rate of inflation (positive or negative) and any physical changes to the property (new construction or demolition). Because they are separately calculated, TV may increase even when AV has decreased. Generally, residential property values increased for 2023.

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 2023. 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 2023.

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.

Principal Residence Exemption (PRE)

The PRE removes the local school operating tax from your tax bill. On the Assessment Change Notice, the exemption is listed as 100.00% if you are eligible or 0.00% if you are not. You must file a Principal Residence Exemption (PRE) Affidavit Form 2368 to claim the PRE. If you own and occupy a home as your principal residence by June 1, you are entitled to a PRE for the summer tax levy and subsequent tax levies. If you own and occupy a home as your principal residence after June 1 but by November 1, you are entitled to a PRE for the winter tax levy and subsequent tax levies.

Property Transfers

Whenever real property ownership is transferred, a Property Transfer Affidavit Form L-4260 must be completed and filed with the local assessor within 45 days of the date of sale (transfer). If this is not done, when the local assessor learns of the transfer of ownership, the assessor is required to complete an Assessor Affidavit Regarding “Uncapping” of Taxable Value Form 3214 for the appropriate tax years. “Uncapping” means that the SEV becomes the TV, and additional property taxes become due immediately. The additional property taxes which become due can be for multiple tax years and can also be a substantial amount of money. For these reasons, it is to the advantage of the new owner to file the Property Transfer Affidavit as soon as possible after the transfer of property ownership. Fines will be incurred for failure to file.

In addition to filing a Property Transfer Affidavit whenever real property ownership is transferred, the new owner must file a Principal Residence Exemption (PRE) Affidavit Form 2368 to claim the PRE. (See the section above on PRE for additional information.) If the transferred property has been receiving the PRE, the former owner is required to file a Request to Rescind Principal Residence Exemption Form 2602 and their PRE will be removed on December 31 of the calendar year the property was transferred to the new owner.

To avoid problems, it is important that property transfer forms are correctly completed and timely filed with the Assessing Department. Property transfer forms are provided by the Assessing Department in the Municipal Building.

Personal Property (Business Owners)

Personal property is assessed annually on business assets located in Meridian Township based on school district location as of December 31 “Tax Day”. A personal property statement must be received by the Township Assessing Office by February 20 every year to avoid estimating by the Assessor. If February 20 is a weekend or holiday the return must be received by the next business day. Generally, personal property statement forms are Michigan Treasury Form 632 for 2024 (Formerly L-4175). If your business is of an industrial nature, you may require a different form.

For businesses having less than a total of $180,000 in business assets in the entire Township, an exemption from personal property tax may be granted if timely filed. State of Michigan Small Business Property Tax Exemption Claim Form 5076 must be on file with the Township Assessing Office before the February 20 deadline to receive a personal property tax exemption or presented to the March Board of Review. Once filed, the exemption stays in place until the business moves, closes or exceeds assets of $180,000.

We recommend all business owners seek the advice of tax professionals when completing any Personal Property documentation.

If your business moves, either within Meridian Township or to another jurisdiction, please let us know so we may update or close your personal property account.

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