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Assessed Value- The assessed value is determined by a property's market value. Set by the assessor, the assessed value when multiplied by two will give an approximate market value of the property. The assessor is constitutionally required to set the assesses value at 50% of the usual selling price or true cash value of the property.
State Equalized Value (SEV)- SEV is the assessed value that has been adjusted following county and state equalization. The County Board of Commissioners and the Michigan State Tax Commission must review local assessments and adjust (equalize) them if they are above or below the constitutional 50% level of assessment.
Taxable value- A property's taxable value is the value used for determining the property owner's tax liability. Multiplying the taxable value by the local millage rate will determine your tax liability. Taxable value increases from year to year by the rate of inflation or 5%, whichever is lower. Transfers of ownership and improvements to the property will increase the taxable value more than the rate of inflation, but never more than the assessed value.
Michigan law requires each city to include both a SEV and taxable value on its Assessment Roll. The SEV represents 50 percent of true cash value. The taxable value is the amount that the owner will pay taxes on.
The SEV is calculated by sales studies of properties selling in Garden City 24 of the prior 36 months. The taxable value is increased annually by the Consumer Price Index or 5 percent, which ever is less until the property ownership is transferred, and then the taxable value is uncapped.
Under Proposal A, the year following the transfer of ownership, a property's taxable value is uncapped to equal the assessed value as calculated for that year. A new owner will pay taxes on this value rather than the previous owners capped value.
What is meant by “taxable value uncapping”?Except for additions and losses to a property, annual increases in the property’s taxable value are limited to 5% or the inflation rate, whichever is less for continuous owners. In the year following a statutory transfer of ownership, that limitation is eliminated and the property’s taxable value is set at 50% of the property’s true cash value (i.e., the state equalized value). This is what is meant by “taxable value uncapping”. See Michigan Compiled Laws (MCL) 211.27a(3).Note: A property’s true cash value is usually not the same as its sale price for a variety of reasons. An assessor must determine the true cash value of a property which has sold in the same manner that the assessor determines the true cash values of properties which have not sold. Therefore, an assessor may not automatically set an assessed value or a taxable value at half of a property’s selling price. See State Tax Commission Bulletin No. 19 of 1997 and State Tax Commission Memorandum dated October 25, 2005 that describes the illegal and unconstitutional practice of “following sales.”How do I know if I “uncapped”?What does this mean for you?In the calendar year after you purchase your property, your taxes will no longer be based on the previous owner’s capped taxable value. The taxable value in your second calendar year of ownership will only increase by the rate of inflation or 5%, whichever is less, unless additions or losses to the property occur, because it is now capped.Your taxable value may now be different than your neighbors. Their taxable value may have been capped many years before yours, so it would have no correlation with the current market and is not comparable. The Assessed Value is the factor to be used when comparing properties for current value in the market.