City of Cheboygan Assessing
City Assessor: Tom Eustice
Assessing General Information - City of Cheboygan
Board of Review Dates/Times:
Organizational Meeting is Tuesday March 5, 2013 at 5:15pm
Appeals Hearings :
Monday March 11, 2013; 9:00am-12:00pm, 1:00pm-4:00pm &
Wednesday March 13, 2013; 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
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.
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 for each class of property. The results for the Residential class concludes an assessment ratio of 52.08%. The state requires a 49.00% to 50.00% range be met. The study indicates that an overall 4.5% average decrease 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.
As is the requirement for Residential parcels, property record cards are also on file for Commercial Parcels.
The 2010 Cheboygan County Sales Study of the Commercial Class indicated a 56.49% assessment to sales to ratio. Again the State range of 49.00% to 50.00% is mandated. The study requires a 14.1% 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 2011 your Taxable Value will increase by .017 or 1.7% (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 2011 is $118,345,450. The taxable value of the City of Cheboygan is $110,303,132.
How much is residential and how much is commercial?
The residential SEV is $64,412,900. Commercial SEV is $40,250,700. Industrial class SEV is $3,666,700.
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|
|1.0000||Voted GO Bond||Building||Build Addition to Police & Fire Station|
|1.0000||Rural Dev Bond||Rural Dev. Bond||New improvements to the water system|
|2.1000||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|
55.4068 mills, non-homestead
37.4068 mills, homestead