Sylvan Township

Sylvan Township Estd. 1883

Assessing

Catherine Scull, Sylvan Township Assessor

Michigan Advanced Assessing Officer (3)
Michigan Certified Personal Property Examiner

Duties

The Assessor’s Office is responsible for keeping record of and valuing all properties located within the township boundaries.  All properties are identified and described by parcel identification number, a legal description and address.  Each property’s information is public record and can be viewed in our office (and soon to be available on online).  It is recommended and is the responsibility of owners to verify the information on their record card.  Assessor’s records include:  assessment history, sales history, parcel size, building data and legal description. 

For each parcel of property, the assessor’s office must annually calculate 2 separate values (assessed value and taxable value).  The Assessed Value represents 50% of the properties estimated True Cash Value. The Taxable Value is a mathematical formula which is based on the preceding year’s Taxable Value increased or decreased by the Inflation Rate Multiplier (IRM).  In addition to the IRM, the Taxable Value may also change due to physical additions or physical losses to the property record. 

Annual Notices of Assessment are sent to all property owners in February.  This notice explains the proposed changes to your property valuation, classification, principal residence exemption status, transfer status and appeal rights.  Please review this notice and contact our office if you have any questions. 

Additional functions of the assessor’s office include:  Property description changes (splits, combinations or boundary adjustments), ownership and/or mailing address changes, Hardship or Disabled Veteran’s Exemptions, Personal Property Assessments, and Principal Residence Exemptions (PRE).

Frequently Asked Questions

Assessed Value is approximately 50% of your property’s true cash value, as estimated by the assessor as of Tax Day (December 31st of each year). You may appeal your property value at the March Board of Review.

After all appeals are heard, the March Board of Review confirms the assessment roll. That roll is then subject to review by the county and state. Following these reviews, the State Equalized Value is set. SEV is then considered to be 50% of the Market Value or True Cash Value as determined on Tax Day.

The Capped Value (CV) formula uses the Inflation Rate Multiplier (IRM), the previous year’s taxable value, and any losses or additions to determine the new Taxable Value. The 2022 IRM is 1.033 or 3.3%.

The 2022 Capped Value formula is: (2021 TV – losses) x IRM + additions = 2022 CV.

The Taxable Value (TV) is the lesser of the Assessed Value and the Capped Value. In the year following a non-exempt transfer of ownership (typically a sale), the TV will uncap and become equal to the AV. In Michigan, taxes are based on the TV, not the AV. The TV can never be higher than the AV.

(Taxable Value/1,000) x Aggregate Millage Rate = Property Taxes

By Michigan law, the only time the assessment can be appealed is each year at the March Board of Review, which begins the second Monday in March. You will receive your annual Notice of Assessment in mid-February. If you disagree with your tentative assessed value, you may file a Board of Review Petition and make an appointment to appear before the Board of Review. Petition forms are available from the Assessor’s Office. Dates and times for the March Board of Review can be found on your Notice of Assessment.

State law provides the next level of appeal at the Michigan Tax Tribunal (MTT). You must appeal your residential value to the local March Board of Review to be eligible for a MTT hearing. For further information about this process, visit: www.michigan.gov/taxtrib

The Principal Residence Exemption (PRE), (formally referred to as the Homestead Exemption), is an exemption from school operating taxes, up to 18 mills. To qualify for this exemption, homeowners must both own and occupy the home as their principal residence on or before November 1st. Individuals or married couples are allowed only one PRE at a time. Business or rental property, or 2nd homes (vacation homes) which are not your primary residence do not qualify for this exemption.

By state law, a homes Assessed Value is not half of the purchase price, but half of it’s True Cash Value (Market Value). MCL 211.27(6) states that, “the purchase price paid in a transfer of property is not the presumptive true cash value of the property transferred. In determining the true cash value of transferred property, an assessing officer shall assess that property using the same valuation method used to value all other property of that same classification.

Normal maintenance and repair items such as: replacement of siding, roof, furnace, windows, remodeling of existing kitchens or baths, and other maintenance items, will not cause an increase in the Taxable Value of a property. New items that had not been previously assessed, however, are added to the Taxable Value. Examples of new improvements could be: deck or porch, addition, finished basement, air conditioning or additional bathroom.