Feeling lost when you see SEV, TV, and millage on a Michigan tax bill? You are not alone. If you are buying or selling in Lenawee County, understanding how these numbers work can help you budget, compare homes, and avoid surprises after closing. In this guide, you will learn what each term means, how Proposal A affects your taxes, how to use a simple formula to estimate your bill, and where to find local numbers for Lenawee County. Let’s dive in.

Michigan property tax basics in Lenawee County

Michigan property taxes are built on a few core concepts: market value estimates, capped taxable value growth, and millage rates set by multiple taxing units. Local assessors estimate market value, the county equalization department reviews assessments for uniformity, and taxing authorities levy millages that add up to your final bill. Your exact total depends on your property’s location and status.

In Lenawee County, your tax bill typically includes county operating millage, township or city millage, school district millages, community college or library millages where applicable, the State Education Tax, and any special district levies. Because school district boundaries and local votes vary, two homes a mile apart can have different totals.

What SEV, TV, and millage mean

Understanding three terms will help you translate a tax bill:

• True Cash Value (TCV): The fair market value a property would sell for under normal conditions.
• State Equalized Value (SEV): By law, SEV equals 50 percent of TCV. If the assessor estimates your home’s market value at $300,000, the SEV is about $150,000.
• Taxable Value (TV): The value used to calculate most property taxes. TV cannot be higher than SEV. TV is often lower than SEV for long-term owners because of Proposal A’s cap on annual increases.

Millage is the tax rate. One mill equals $1 of tax for every $1,000 of taxable value. Your total millage is the sum of all applicable levies for your parcel. Taxes are calculated by multiplying taxable value by the total millage divided by 1,000.

How Proposal A affects your bill

Michigan voters approved Proposal A in 1994. It changed how fast taxable value can grow and what happens when ownership changes.

Capped annual growth

After Proposal A, your taxable value can increase each year only by the lesser of the inflation rate (CPI) or 5 percent, as long as you own the property. This cap slows taxable value growth compared to market value increases. Over time, many long-term owners have TVs far below SEVs.

Uncapping at transfer of ownership

When a property transfers to a new owner, the taxable value is typically uncapped and reset to equal the current SEV for the year after the transfer. That reset often leads to a noticeable increase in the tax bill for the buyer compared to what the seller paid. After the reset, the cap applies again for future years.

Common non-uncapping exceptions

Some transfers do not uncap taxable value. Examples include certain transfers between spouses, certain transfers upon death to a surviving spouse, or transfers to a qualifying revocable trust. The specific rules are technical. If you are planning a transfer, contact the local assessor or county equalization for guidance before you proceed.

School taxes, SET, and the PRE

Michigan funds schools with a combination of statewide and local millages. The State Education Tax (SET) is a statewide levy that applies to taxable value and has historically been 6 mills. Local school districts may also have voted operating and debt millages.

If you live in the home as your primary residence and qualify for the Principal Residence Exemption (PRE), you may be exempt from many local school operating millages. PRE does not remove all school-related taxes. For example, the SET generally still applies and certain voted debt millages can also apply. Because PRE and local votes interact in specific ways, confirm how PRE affects a specific property with the local assessor.

Step-by-step: Estimate your Lenawee County property tax

You can estimate your tax bill with a straightforward process.

Step 1: Gather current values

• Find the property’s current SEV and TV from the local assessor or the county treasurer’s tax roll.
• If you are buying and the sale will transfer ownership, plan for TV to reset to SEV for the year after closing.

Step 2: Confirm the total millage

• Ask the local assessor or the Lenawee County Equalization Department for the current total millage that applies to the parcel’s location and school district.
• Remember that library, community college, parks, or special district millages may apply depending on the property.

Step 3: Apply the formula

• Basic formula: Tax = Taxable Value × (Total millage ÷ 1,000).
• Use TV for the current owner. If you are estimating post-purchase taxes, use SEV for the first year after transfer because TV resets to SEV.

Example A: Long-term owner

• SEV = $150,000, TV = $100,000.
• Total millage = 40.000 mills.
• Estimated tax = $100,000 × (40 ÷ 1,000) = $4,000.

Example B: After a sale

• After transfer, TV is uncapped to equal SEV = $150,000.
• Using the same millage of 40.000 mills.
• Estimated tax = $150,000 × (40 ÷ 1,000) = $6,000.

Special assessments

Special assessments for items like sidewalks or drains are separate from millage-based taxes. They may appear on your tax bill, but they are not calculated using mills on taxable value. Ask the township, city, or county treasurer whether any special assessments apply to a parcel you plan to buy.

Local differences to watch in Lenawee County

Your total millage depends on where the property is located. Township or city boundaries and school district lines often overlap in ways that surprise buyers. A home in one school district may carry different voted millages than a similar home a short drive away.

Timing matters too. Assessors update rolls annually, and county equalization reviews local assessments. If market values change, your SEV can move up or down. Your TV will follow the Proposal A cap unless there is a transfer of ownership or a significant correction that lowers TV under certain conditions.

Before you set a budget or make an offer, confirm the current SEV, TV, total millage, PRE status, and any special assessments with the local assessor or the county treasurer. For exact, parcel-level projections, request those numbers directly from the officials who administer them.

Planning tips for buyers and sellers

Buying or selling with clear expectations can prevent stress and help you negotiate with confidence.

Tips for buyers

• Ask for the property’s SEV and TV history before you write an offer. If TV is much lower than SEV, expect an increase after your purchase.
• Confirm whether the home currently has PRE and whether you qualify to claim it after closing.
• Get the current total millage that applies to this parcel’s township or city and school district. Use SEV to estimate your likely post-transfer tax.
• Ask the township or city about special assessments or pending projects that could affect future bills.

Tips for sellers

• Share recent tax bills showing SEV, TV, and PRE status to help buyers understand what may change after a sale.
• If you have made improvements that could affect value, be prepared to explain timing and permits so buyers can plan for future assessments.
• If you plan to transfer property within your family or into a trust, ask the assessor about uncapping exceptions that might apply.

Tips for investors and second-home buyers

• Properties that are not a principal residence do not receive the PRE, so local school operating millages may apply.
• Factor in both the SET and any voted local millages. Use SEV for your first post-transfer estimate, then apply the cap for future projections.

Where to find Lenawee County numbers

To move from estimates to exact amounts, go to the source. In Lenawee County, start with:

• Lenawee County Equalization Department for county assessment summaries, equalization multipliers, and contacts for local assessors.
• Lenawee County Treasurer for parcel-level tax history, current SEV and TV, and any special assessments.
• Local township or city assessor for parcel valuations, PRE status, taxable value history, and appeal procedures.
• Local school district finance offices for details on voted operating and debt millages.
• Michigan Department of Treasury and the Michigan State Tax Commission for statewide rules on Proposal A, SET, assessments, and equalization.

Ask for the current-year millage rate table for your township or city and school district combination, the latest county equalization abstract with SEV totals, and a copy of the current tax bill for the parcel. These documents will give you the clearest picture of what to expect.

How The Faeth Team can help

Taxes do not need to be a guessing game. When you work with a team that knows Southeast Michigan and Lenawee County’s processes, you can make informed decisions and avoid surprises. We help you read SEV and TV, coordinate with assessors when you need clarity, and factor PRE eligibility into your plan. If you are comparing homes across different townships or school districts, we will help you estimate the range of taxes so your budget stays on track.

Whether you are buying your first home, sizing up, or selling a long-held property, a clear tax plan supports a smoother transaction and a better outcome.

Ready to make a move with confidence in Lenawee County? Connect with Christine Faeth, The Faeth Team for local guidance and a clear plan from valuation to closing.

FAQs

What do SEV and Taxable Value mean in Michigan?

• Answer: SEV equals 50 percent of market value and is the assessor’s reported value. Taxable Value is the amount used to calculate most property taxes and is capped by Proposal A, then resets to equal SEV after a transfer of ownership.

Why do taxes often jump after a Lenawee home sells?

• Answer: A sale usually triggers uncapping, so the new owner’s Taxable Value resets to the current SEV, which can be higher than the previous owner’s capped TV, leading to a larger first-year bill.

How does Proposal A limit annual tax growth?

• Answer: For the same owner, Taxable Value can rise each year by no more than the inflation rate or 5 percent, whichever is lower, until a transfer of ownership occurs.

What is the State Education Tax and does PRE remove it?

• Answer: The State Education Tax is a statewide school levy that has historically been 6 mills. The Principal Residence Exemption may remove many local school operating millages but does not eliminate all school-related taxes such as the SET.

How can I estimate my property tax in Lenawee County?

• Answer: Get the parcel’s SEV and TV and the total millage for its location, then compute Tax ≈ TV × (millage ÷ 1,000). If you are buying and TV will uncap, use SEV for a first-year estimate.

Where can I confirm my exact millage and assessments?

• Answer: Contact the local township or city assessor and the Lenawee County Equalization Department for current millage tables and assessment data, and the county treasurer for parcel-level tax history and any special assessments.