How to Appeal Your Property Taxes in Michigan

To appeal your property taxes in Michigan, you challenge the assessed (or taxable) value of your property by first requesting a review with your local assessor, then filing a written appeal with your city or township Board of Review during its posted meeting period, and — if still unresolved — appealing to the Michigan Tax Tribunal. The appeal disputes your property's valuation, not the tax bill itself, and the burden is on you to show the assessment overstates your home's true cash value.

Because Michigan handles assessments at the local (city/township) level and deadlines are tied to the dates printed on your own notice, the exact timing and forms vary. Always confirm specifics against your assessment notice and your local assessor's office before acting.

What a Michigan Property Tax Appeal Actually Challenges

Michigan property is assessed at a percentage of its market value, and your assessment notice typically lists several figures — including an assessed value and a taxable value. An appeal argues that the value used to calculate your taxes is too high relative to what your property would actually sell for (its "true cash value").

You are not arguing that taxes are generally too high or that you cannot afford them. A successful appeal is built on evidence that the number itself is wrong.

Read Your Assessment Notice First

Your annual assessment/change notice is the starting point. It generally shows:

• The prior and current assessed value
• The taxable value
• Any change from the prior year
• Information about when and how to appeal locally

The notice usually states the window and location for the local Board of Review. Treat the notice as the authoritative source for your dates — do not rely on a generic deadline you read online.

Step-by-Step: How to Appeal

1. Review your notice and record the details. Note your assessed value, taxable value, and the Board of Review meeting window printed on the notice.
2. Talk to your assessor. Many concerns are resolved informally. Ask how they arrived at your value and whether an error exists in the property record (wrong square footage, bedroom/bath count, lot size, or condition).
3. Gather evidence. Compile support that your value is overstated (see the evidence checklist below).
4. File with the local Board of Review. In Michigan, the local Board of Review generally must be your first formal step for most residential valuation disputes. Submit your appeal in writing and/or appear during the posted meeting period. Confirm the format your jurisdiction accepts.
5. Wait for the Board's decision. You will receive a determination in writing after the Board acts.
6. Escalate to the Michigan Tax Tribunal if needed. If you disagree with the Board of Review, you can appeal further to the Michigan Tax Tribunal. There are separate filing requirements and time limits for this step — verify them with the Tribunal.

Evidence Checklist

• Recent comparable sales of similar nearby homes (size, age, style, condition)
• A recent appraisal, if you have one
• Photos documenting deferred maintenance, damage, or condition issues
• Property record corrections — proof of the true square footage, lot size, or features if the record is wrong
• Repair estimates for significant problems affecting value
• A short, organized summary that ties your evidence to a specific requested value

Tips That Strengthen a Michigan Appeal

• Focus on true cash value. Frame everything around what your home would realistically sell for.
• Use close comparables. Similar homes that sold recently near you carry the most weight; adjust for meaningful differences.
• Correct factual errors early. A wrong bedroom count or square footage is often the easiest fix and can be handled directly with the assessor.
• Stay organized and courteous. A clear one-page argument with attached evidence is more persuasive than a long complaint.
• Mind every deadline on your own notice. Missing the local Board of Review window can forfeit your appeal for that cycle.

When You Might Not Want to Appeal

If comparable sales suggest your assessment is already at or below market value, an appeal is unlikely to help and, in principle, a review could confirm the current figure. Run the comparables first. If the numbers support you, proceed; if they do not, it may be better to wait for a year when the market or your property's condition supports a stronger case.

After You File

Keep copies of everything you submit and any confirmation you receive. If the Board of Review reduces your value, verify the change appears on your next notice. If it does not, or if you disagree with the outcome, the Michigan Tax Tribunal is the next avenue — check its current filing rules and time limits before you file.