Winter 2014 Tax Bills
Winter taxes are due December 1, 2014 and payable without interest if paid on or before February 17, 2015.
The Assessing Office's primary purpose is to establish the Assessed Value for all real and personal property in the City of Grosse Pointe Farms which is not expressly exempt by law.
Since the voters of the State of Michigan approved Proposal A in March of 1994, Section 3 of Article IX of the State Constitution limits the value used to compute property taxes. The following definitions may be helpful in understanding the assessment process.
- Assessed Value - Value determined by the local assessor which is equal to 50% of true cash value.
- Capped Value -The increase in any one year is limited to 5% or the consumer price index, whichever is less. The Capped value is a mathematical calculation which is mandated by the State of Michigan, and no one on the local level has the authority to change it.
- Taxable Value - The value on which property taxes will be computed. This is either the assessed value or capped value, whichever is less.
- Market Value - This is the usual selling price of property on the open market with no stress or unusual conditions placed on the sale. This is not the actual selling price.
The following is a historical list of the Consumer Price Index (CPI) multiplier.
If there was a transfer of ownership on your property last year, your taxable value for the current year will be the same as your state equalized value. Within 45 days of the property transfer, it is the buyer's responsibility to file a Property Transfer Affidavit with the Assessor under authority of P.A. 415 of 1994. The information must include the parties to the transfer, the date of the transfer, the actual consideration for the transfer, and the property's identification number or legal description.
Homeowners may also want to claim an exemption for property they own and occupy as their principal residence by completing the Homeowner's Principal Residence Exemption Affidavit and filing it with the Assessor's office before Nov. 1st. If you are moving from one homestead to another, you may also need to file a Request to Rescind Homeowner's Principal Residence Exemption Affidavit for your former residence. You may claim only one residence as your homestead. These forms are usually provided at a real estate closing. However, copies of these forms may be obtained here.
An annual "Notice of Assessment and Taxable Valuation" is mailed to each property owner in late February each year. The notice includes the property classification, along with a comparison of the current year and prior year taxable, assessed, and state equalized values. The notice will also list the percentage of the property which is claimed as a Homestead, and whether or not a transfer of ownership occurred in the previous year. Property owners should review all the information carefully, as this information becomes the basis on which taxes are levied.
Assessments may be appealed to the March Board of Review. Dates and times of board meetings are included on the assessment notice, and also published in the Grosse Pointe News as required by law. Petitions will be available the day of your scheduled appointment.
So how do I appeal my assessment and taxable value?
Call the assessing office to schedule an appointment. You must be prepared to provide evidence to the Board of Review to support your contention that the assessed value exceeds 50% of the True Cash Value of the property.
The March Board of Review will listen to all reasons for objecting to the assessment and determine the final value. Petitioners will be notified by letter of the Board's decision by to June 1st. Property owners may wish to appeal further to the Michigan Tax Tribunal. The address will be provided in the Board of Review's response. Please remember, the March Board of Review may only review the current year's assessment, and they do not establish the tax rate. The March Board of Review may raise, lower, or affirm an assessment.
The City's assessment roll, field sheets, appraisal reports, legal descriptions, sales data, and lot and building sizes, are available to the public for inspection.
For the convenience of its residents, a City drop box and U.S. mailbox are located in the rear parking lot behind City Hall. The City drop box may be used for depositing water bills, tax bills, parking tickets, park pass applications and absentee voter ballots.
The annual property assessment notices are mailed to property owners before to the first scheduled Board of Review meeting in March. These dates are listed on the assessment notice.