Edwardsburg, Cass County, Michigan Property Taxes

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Property Taxes in Edwardsburg, Michigan

Median Edwardsburg, Michigan effective property tax rate: 0.35%, significantly lower than the national median of 1.02%, and lower than the Michigan state median of 1.05%.
Median Edwardsburg, Michigan home value: $244,600
Median annual Edwardsburg, Michigan tax bill: $839, $1,561 lower than the national median property tax bill of $2,400.

How are property taxes in Cass calculated?

Property taxes in Edwardsburg, Michigan are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.

Understanding Edwardsburg's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Edwardsburg, knowing local tax details benefits homeowners and investors.

Last Updated April 13, 2026

Edwardsburg, Cass County, Michigan Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

0.35%

Estimate Property Tax Bill

$856

$794

How Does the Edwardsburg Property Tax Calculator Work?

Use this Edwardsburg property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Edwardsburg's median effective tax rate of 0.35% — based on actual property records in Cass County — to generate your estimate.

Enter your property's estimated assessed value — the figure the local assessment process uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Edwardsburg's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.

Your bill may vary by ZIP code within Edwardsburg: rates range from 0.35% in 49112 to 0.35% in 49112, primarily due to differences in school district levies and local assessment districts.

For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Edwardsburg.

About Edwardsburg Property Taxes

About Property Taxes in Edwardsburg, Cass, Michigan

Edwardsburg's median effective property tax rate of 0.35% is higher than the Michigan state median of 1.05% and lower than the national median of 1.02%. This rate reflects the Cass County base levy combined with local school district levies and Tax increment finance districts that vary by subdivision throughout the city.

Property tax rates are not uniform across Edwardsburg. Homeowners in the 49112 ZIP code carry a median effective rate of 0.35%, while those in the same ZIP pay 0.35%. This spread — 0.00 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Cass County. Understanding which part of Edwardsburg you live in can make a meaningful difference to your annual tax bill.

Edwardsburg homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before the March 9, 2026 deadline each year.

If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.

Property Tax Rates Across Edwardsburg, Cass County, Michigan

As noted earlier, local government entities set tax rates, which can vary widely within a state.

Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.

While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.

Below, you can compare Edwardsburg's effective property tax rate to other cities in Michigan and the median property tax rates in Michigan and the U.S.

Property Tax Rates Across Edwardsburg, Cass County, Michigan

Source: Ownwell

0.25%

0.32%

0.39%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Edwardsburg Tax Rate

0.35%

Median Effective Cass County Tax Rate

0.36%

Median Effective Michigan Tax Rate

1.05%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Edwardsburg, Cass County, Michigan

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
49112	0.24%	0.30%	0.35%	0.41%	0.48%
49031	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Assessment Values Across Edwardsburg, Cass County, Michigan

When examining property taxes in Edwardsburg, Michigan, understanding the distinction between "market value" and "assessed value" is crucial.

The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Cass County tax authority estimates the market value for tax purposes.

The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.

Assessment notices:

In Cass County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the season.

Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Edwardsburg.

For example, the median home price in Edwardsburg is $244,600, with tax bills ranging significantly across the county. 49112 has the highest median home price at $244,600.

Property Tax Assessment Values Across Edwardsburg, Cass County, Michigan

Source: Ownwell

$162,400

$240,950

$319,500

Median Edwardsburg Market Value

$244,600

Median Cass County Market Value

$204,600

Median Michigan Market Value

$213,740

Median United States Market Value

$235,294

Property Tax Assessment Values Across Edwardsburg, Cass County, Michigan

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
49112	$91,760	$160,600	$244,600	$375,300	$551,480
49031	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Bills Across Edwardsburg, Cass County, Michigan

Property tax bills in Edwardsburg are calculated by applying the local tax rate to a home’s assessed value, which is based on the market value of the property. For homeowners, that means the bill is shaped by both the value of the home and the tax rates set by local taxing authorities.

In Edwardsburg, the median home price is $244,600, and the median property tax bill is $839 in ZIP code 49112. That is well below the national median property tax bill of $2,400, which can make the area more affordable for many homeowners. Still, individual bills can vary widely. The 25th percentile tax bill is $522, while the 75th percentile is $1,352 and the 90th percentile reaches $2,085.

Because property taxes are tied to assessed value, any change in a home’s market value or local tax rate can affect what a homeowner owes each year.

Property Tax Bills Across Edwardsburg, Cass County, Michigan

Source: Ownwell

$561

$785

$1,008

Median Edwardsburg Tax Bill

$839

Median Cass County Tax Bill

$774

Median Michigan Tax Bill

$2,084

Median United States Tax Bill

$2,400

Property Tax Bills Across Edwardsburg, Cass County, Michigan

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
49112	$315	$522	$839	$1,352	$2,085
49031	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Don't miss the deadline to appeal!

Dates
Appeal Deadline	March 9

Links
Cass Tax Assessor
Website	bsaonline.com

Frequently Asked Property Tax Questions in Edwardsburg, Michigan

How are property taxes calculated in Edwardsburg, Michigan?

Property taxes in Edwardsburg, Michigan are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities. The assessed value is determined by the county assessor and may differ from your property's market value depending on local assessment ratios and exemptions.

How do I appeal my property taxes in Edwardsburg, Michigan?

To appeal your property taxes in Edwardsburg, Michigan, you typically need to file a formal protest or appeal with your local appraisal district or assessor's office by the stated deadline. You'll need evidence such as comparable sales, a recent independent appraisal, or documentation of property condition issues. Ownwell can handle this entire process for you.

What property tax exemptions are available in Edwardsburg, Michigan?

Common property tax exemptions in Edwardsburg, Michigan include homestead exemptions for primary residences, senior citizen exemptions, veteran exemptions, and disability exemptions. Exemption amounts and eligibility requirements vary by county. Contact your local appraisal district or check Ownwell for details specific to your property.

When are property taxes due in Edwardsburg, Michigan?

Property tax deadlines in Edwardsburg, Michigan vary by county but typically include an assessment notice period in spring or early summer, followed by an appeal deadline, and a tax payment due date in the fall or winter. Check with your county assessor's office for specific dates in your area.

How can Ownwell help reduce my property taxes in Edwardsburg, Michigan?

Ownwell provides professional property tax appeal services in Edwardsburg, Michigan. Our team analyzes your assessment, gathers evidence, files all paperwork, and represents you at hearings — all with no upfront cost. You only pay a percentage of your savings if we successfully lower your tax bill.