City of Cheboygan Assessing

General Information

Douglas “Doug” Keipert, Assessor
Phone; (989) 503-0685
dkeipert@cheboygan.org

Board of Review Dates/Times:

December Board of Review is December 14th, 2021 at 5:15 pm In the City Council Chambers.

Appeals Hearings

March 2022-TBD

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 holidays.

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 assessment 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 8:00 am to 4:00 pm.

Commercial Assessments

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

The 2018 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 2019 your Taxable Value can increase by .024 or 2.4% (CPI) This assumes no new construction or improvements or transfer of ownership occurred. 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 Taxable Value?

The 2021 taxable value of the City of Cheboygan is $110,316,375.00

Property Tax Information

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

57.9559 mills, non-homestead
39.9559 mills, homestead