Buying or selling in Forest Hills and unsure how property taxes work? You are not alone. Understanding assessments, taxable value, millage, and exemptions can help you budget confidently and avoid surprises at closing. This guide breaks down the basics specific to Forest Hills in Kent County so you can plan your move and your monthly costs with clarity. Let’s dive in.
What you pay in Forest Hills
Forest Hills is a census-designated place, not an incorporated city. Most addresses are in Cascade Township, with some in Ada Township. Your property tax bill typically includes levies from Kent County, your township, your school district, and any local authorities or special assessments tied to your parcel.
Because each taxing unit sets its own millage, the total tax rate can vary from parcel to parcel. School district lines and special assessment districts can also change what appears on your bill.
How Michigan property tax works
Market value and SEV
Assessors estimate your property’s current market value. In Michigan, the State Equalized Value, or SEV, is generally 50 percent of market value. County equalization reviews assessments to keep values consistent.
Taxable value and Proposal A caps
Your taxes are based on taxable value. Under Proposal A, taxable value can go up each year by the lesser of inflation or 5 percent. When a “transfer of ownership” occurs, such as a sale, taxable value usually resets to the new SEV. That reset often raises the new owner’s tax bill compared to the seller’s bill if the seller had years of capped increases.
Millage rates and who sets them
Tax rates are expressed in mills, which means dollars per 1,000 dollars of taxable value. Each taxing unit sets its mills. Some are voter approved, such as school operating or bond levies, while others are statutory.
Use this formula to estimate: total property tax equals total mills divided by 1,000, then multiplied by taxable value.
- Illustrative example: if total mills equal 35 and your taxable value is 200,000 dollars, the annual tax is 35 times 200,000 divided by 1,000, which equals 7,000 dollars. Your actual numbers will depend on your parcel’s taxable value and current millages.
Buyer checklist before you close
Do these steps early so you can estimate your costs accurately:
- Pull the current tax bill. Ask the seller or use county parcel records to see taxable value, assessed value, and any special assessments or delinquencies.
- Confirm township and school district. Verify whether the home is in Cascade Township or Ada Township and which school district applies. Many Forest Hills addresses are in Forest Hills Public Schools, but always confirm by parcel.
- Ask about the Principal Residence Exemption. If the seller claimed the exemption, you will need to file your own paperwork with the township assessor after closing to keep eligible benefits.
- Anticipate the taxable value reset. If you are buying from a long-term owner, plan for the taxable value to uncap and reset to SEV. This often increases the new owner’s taxes.
- Check for special assessments and voted millages. Ask about neighborhood road, sewer, water, sidewalk, lighting, or drainage assessments. Look for recent or upcoming voted levies that could affect your bill.
- Confirm due dates and penalties. Call the township treasurer to learn billing cycles, payment options, and any penalties for late payment.
Seller checklist before you list or close
Set up a smooth sale by gathering the right information:
- Resolve or disclose delinquencies. The county tracks delinquent taxes and unpaid amounts are typically settled at closing.
- Share recent tax bills and assessment history. Give buyers a clear picture so they can estimate future taxes.
- Follow township procedures after the sale. Notify the assessor or treasurer as required so records update promptly.
Exemptions and relief you should know
Principal Residence Exemption
The Principal Residence Exemption can remove school operating millages from your primary home. You must apply with the township assessor and maintain eligibility. If you change your primary residence, update your status.
Other common exemptions
Some owners may qualify for veterans exemptions or poverty and hardship exemptions. These are administered locally, often through the assessor and the Board of Review, and usually require documentation.
Timing and process
Exemption filing windows and forms are set locally. Contact your township assessor to learn requirements, deadlines, and what to submit.
Special assessments and voted millages
Special assessments fund local improvements such as roads, sewer and water lines, sidewalks, lighting, or drainage. These may appear on your tax bill or as separate charges and can be significant. Voted school or local bond millages also affect totals. Review your most recent bill and ask your township about any current or future assessments tied to your parcel.
Where to find your numbers
Use these sources for parcel-specific data and help:
- Kent County Equalization or Assessor’s Office. Search property records for assessed value, taxable value, and assessment history. Contact them for assessment procedures and methodology.
- Cascade Township or Ada Township assessor and treasurer. Get assessment records, Board of Review schedules, exemption forms, billing details, due dates, and payment options based on where the property sits.
- Kent County Treasurer. Check collection information and any delinquent tax status.
- Forest Hills Public Schools. Review voter-approved school operating, debt, or sinking fund millages that apply to your address.
- Michigan Department of Treasury or State Tax Commission. Read statewide guidance on Proposal A, taxable value rules, exemptions, and appeals.
- Michigan Tax Tribunal. Learn the process if you need to appeal after local remedies.
Always verify parcel-level numbers with the county property database and your township office before making financial decisions.
Appeals and key deadlines
If you believe your assessment is too high, start with your township assessor. The local Board of Review typically meets in March each year, with some provisions for other sessions. If you are not satisfied after the Board of Review, you may appeal to the Michigan Tax Tribunal. Dates and filing procedures are set by the township and the tribunal, so check current schedules before deadlines.
Who collects and when you pay
Township treasurers generally collect local property taxes and handle billing, due dates, payment options, and late penalties. County levies are also reflected on your bill. Your bill will list the correct payee and instructions, but you can always call your township treasurer to confirm.
Plan your budget with confidence
Understanding SEV, taxable value caps, millage, exemptions, and assessments helps you set a realistic budget. Before you buy, pull the latest bill, confirm your township and school district, and model your post-sale taxes with a potential taxable value reset. If you own now, check for exemptions you may qualify for and mark appeal deadlines on your calendar.
If you want a second set of eyes on a property tax estimate before you write an offer or list your home, our team is happy to help you gather the right documents and speak with the appropriate township office.
Ready to talk through your plan in Forest Hills? Connect with Unknown Company for clear guidance and next steps, or Get Your Instant Home Valuation to see what your home could sell for.
FAQs
Will my property taxes increase after buying a home in Forest Hills?
- Possibly. On most transfers of ownership, taxable value resets to SEV, which is often higher than the seller’s taxable value. Ask the township assessor for an estimate based on your purchase price and current millages.
How do I estimate my Forest Hills property tax before closing?
- Review the most recent tax bill for assessed and taxable values, then model a reset to SEV after sale and apply current total mills. Confirm numbers with the county parcel records and your township assessor.
Who do I pay and when are property taxes due in Forest Hills?
- Township treasurers handle billing and payment for most local taxes. Your bill lists due dates, payment options, and penalties. Call your township treasurer to verify specifics.
What is the Principal Residence Exemption and how do I get it?
- The PRE can remove school operating millages from your primary home. File with your township assessor and maintain eligibility. Refile or update status if you move or your eligibility changes.
How do I appeal my assessment if I think it is too high?
- Start by contacting your township assessor and file with the local Board of Review, typically in March. If unresolved, you can appeal to the Michigan Tax Tribunal following its procedures and deadlines.
