Johannesburg, Montmorency County, Michigan Property Taxes
Property Taxes in Johannesburg, Michigan
Median Johannesburg, Michigan effective property tax rate: 0.81%, lower than the national median of 1.02%, and lower than the Michigan state median of 1.05%.
Median Johannesburg, Michigan home value: $102,400
Median annual Johannesburg, Michigan tax bill: $700, lower than the national median property tax bill of $2,400.
How are property taxes in Montmorency calculated?
Property taxes in Johannesburg, 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 Johannesburg's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Johannesburg, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Johannesburg, Montmorency County, Michigan Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
0.81%
Estimate Property Tax Bill
$829
$770
How Does the Johannesburg Property Tax Calculator Work?
Use this Johannesburg property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Johannesburg's median effective tax rate of 0.81% — based on actual property records in Montmorency County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Johannesburg'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 Johannesburg: rates are 0.81% in 49751, 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 Johannesburg.
About Johannesburg Property Taxes
About Property Taxes in Johannesburg, Montmorency, Michigan
Johannesburg’s median effective property tax rate of 0.81% is lower than the Michigan state median of 1.05% and lower than the national median of 1.02%. This rate reflects the Montmorency 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 Johannesburg. Homeowners in the 49751 ZIP code carry a median effective rate of 0.81%, while those in the same ZIP code pay 0.81%. This spread — 0.00 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Montmorency County. Understanding which part of Johannesburg you live in can make a meaningful difference to your annual tax bill.
Johannesburg homeowners who believe their assessed value is too high can file a formal appeal with the 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 Johannesburg, Montmorency 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 Johannesburg's effective property tax rate to other cities in Michigan and the median property tax rates in Michigan and the U.S.
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 Johannesburg Tax Rate
0.81%
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 Montmorency County Tax Rate
0.81%
Median Effective Michigan Tax Rate
1.05%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Johannesburg, Montmorency County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49751 | 0.36% | 0.43% | 0.81% | 1.15% | 1.52% |
Source: Ownwell
Property Tax Assessment Values Across Johannesburg, Montmorency County, Michigan
When examining property taxes in Johannesburg, 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 Montmorency County appraisal district 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 Montmorency County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month when notices are sent.
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 Johannesburg.
For example, the median home price in Johannesburg is $102,400, with tax bills ranging significantly across the county. 49751 has the highest median home price at $102,400.
Property Tax Assessment Values Across Johannesburg, Montmorency County, Michigan
Source: Ownwell
$66,000
$101,400
$136,800
Median Johannesburg Market Value
$102,400
Median Montmorency County Market Value
$113,400
Median Michigan Market Value
$213,740
Median United States Market Value
$235,294
Property Tax Assessment Values Across Johannesburg, Montmorency County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49751 | $17,320 | $47,800 | $102,400 | $178,000 | $251,280 |
Source: Ownwell
Property Tax Bills Across Johannesburg, Montmorency County, Michigan
Property tax bills in Johannesburg are calculated by applying the local tax rate to a home’s assessed value, which is based on the market value of the property. The assessed value is the starting point, and local taxing authorities use it to determine how much a homeowner owes each year. For a home with a median home price of $102,400, the tax bill can vary depending on exemptions, local levies, and any changes in assessed value.
What factors are considered? The main ones are the property’s assessed value, the tax rate set by local governments, and whether the homeowner qualifies for any exemptions or relief programs. These factors can cause bills to differ even among similar homes.
How does this affect homeowners? A higher assessed value usually means a higher tax bill, which can increase the cost of owning a home. In Johannesburg, the 25th percentile tax bill is $344, while the 75th percentile is $1,106 and the 90th percentile is $1,659, showing how widely property taxes can vary.
Median Johannesburg Tax Bill
$700
Median Montmorency County Tax Bill
$789
Median Michigan Tax Bill
$2,084
Median United States Tax Bill
$2,400
Property Tax Bills Across Johannesburg, Montmorency County, Michigan
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 49751 | $161 | $344 | $700 | $1,106 | $1,659 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | March 9 |
Links | |
|---|---|
| Montmorency Tax Assessor | |
| Website | bsaonline.com |