The City of Cheboygan.

City of Cheboygan Assessing

City Assessor: Tom Eustice
Phone: 231-627-9931
Email: cityassessor@nmo.net

General Information | Millage Rates | FAQ | Department of Treasury


Assessing General Information - City of Cheboygan

Board of Review Dates/Times:

Organizational Meeting is Tuesday March 7, 2017 at 5:15pm 
Appeals Hearings :           

Monday March 13, 2017; 9:00am-12:00pm, 1:00pm-4:00pm &
Wednesday March 15, 2017; 1:00pm-4:00pm, 6:00pm-9:00pm

The City of Cheboygan Assessment Roll and Record Cards are available to be examined during regular office hours of 8:00 am to 4:00 pm, Monday thru Friday except holiday's.

Cheboygan City Hall
403 N. Huron Street
Cheboygan, MI 49721

Municipal Assessing:

The authority of municipal governments to levy taxes arises from the State of Michigan Constitution. In 1896, the State Legislature passed the General Property Tax Law which addressed taxation by property taxes (this law has been amended numerous times since its original adoption). All property in the State of Michigan is taxable unless specifically exempted by law. In order for each municipality to comply with the General Property Tax Law, a Tax Assessor must be appointed. It is the Assessor's duty to establish the true cash value for each property within his/her jurisdiction. Assessments are calculated using State approved rates and guidelines and must not exceed 50% of true cash value.

Assessors are certified by the State of Michigan. The City of Cheboygan is required to have a Level II certified assessor.

Residential Assessments:

All municipalities are required to have an assesssment record on file for all properties. This information has been entered into a State of Michigan approved assessment software program which then annually calculates new assessment and taxable values.

Cheboygan County conducts their annual sales study analysis or each class of property. The results for the Residential class concludes an assessment ratio 48.87 %. The state requires a 49.00% to 50.00% range be met. The study indicates that an overall 4.7% average increase is necessary to get assessments into the mandated range.

This sales activity was then analyzed by neighborhoods and a factor assigned to each area reflecting the actual activity within your neighborhood. The particular change in your assessment is a direct result of sales activity within your area.

We encourage you to come into City Hall to review your assessment record card prior to the Board of Review to assist us in improving the accuracy of the information. City Hall office hours are Monday through Friday 8:00am to 4:00pm.

Commercial Assessments:

As is the requirement for Residential parcels, property record cards are also on file for Commercial Parcels.

The 2014 Cheboygan County Sales Study of the Commercial Class indicated a 51.89% assessment to sales to ratio. Again the State range of 49.00% to 50.00% is mandated. The study requires a 0.01% average decrease in assessed values for these parcels.

Commercial tax bills are calculated in the sames manner as the residential tax bills. It is based on Taxable Value and subject to the same restrictions on increases being ties to CPI or 5% whichever is less.


Frequently Asked Questions

How does this affect my tax bill?

Your tax bill is calculated using taxable value not assessed value. Voters, in 1994, approved Proposal A which stated that your Taxable Value can only increase by the Consumers Price Index(CPI) or 5% whichever is less. For 2015 your Taxable Value can increase by .016 or 1.6% (CPI) This assumes no new construction or improvements or transfer of ownership occured. Also the SEV may have prevented an increase in Taxable Value and/or lowered the Taxable Value because the Taxable Value cannot go higher than the SEV and an SEV adjustment downward will also lower the Taxable Value if the TV is equal to the SEV.

What is the City's Total SEV?

The total SEV for 2015 is $109,862,800. The taxable value of the City of Cheboygan is $103,046,169.

How much is residential and how much is commercial?

The residential SEV is $61,354,400. Commercial SEV is $37,506,900 Industrial class SEV is $3,479,900.


Property Tax Information

Explanation for the millage rates and their use on your tax bill:

Mills Millage Meaning Use of the Millage
15.0000 Operating City of Cheboygan Operating Millage
1.2000 Voted GO Bond Building Build Addition to Police & Fire Station
1.2000 Rural Dev Bond Rural Dev. Bond New improvements to the water system
2.5000 Water/Sewer Water & Sewer Improvements to the existing water & sewer system
6.0000 SET State Education Tax Required Millage levied against all properties to help fund education
5.6592 County Allocate County of Cheboygan Operating Millage
18.000 Cheb Sch Operate School Operating Applied against all non-homestead properties to help fund schools
2.9603 Cheb Sch Debt School Debt Millage for building new middle school
1.7473 COP I.S.D. Int. School District Millage for Operating
0.5250 Cheb Library Library Tax Construction
0.7500 Cheb Library Library Tax Operating

TOTAL:
57.0021 mills, non-homestead
39.0021 mills, homestead