Livingston County Property Tax Due Dates: What Homeowners Need to Know

If you own a home in Livingston County, Michigan, understanding when your property taxes are due is an important part of managing your homeownership expenses. Between summer taxes, winter taxes, potential late fees, and the way property taxes are handled during a real estate transaction, there are several details homeowners should know.

Whether you recently purchased a home in Brighton, are preparing to sell in Howell, or have lived in Hartland for years, knowing how the local property tax system works can help you avoid unexpected costs.

At Pat Lotz Real Estate Group, we believe understanding the financial side of homeownership is just as important as finding the right home. Here's what Livingston County homeowners should know about property tax bills, payment deadlines, and what happens when a home changes ownership.

Who Sends Property Tax Bills in Livingston County?

One common misconception is that property tax bills come directly from Livingston County. In reality, current-year property taxes are billed and collected by your local township or city treasurer.

For example, homeowners in Brighton Township, Genoa Township, Hartland Township, and other Livingston County communities receive their bills through their respective local government offices.

The Livingston County Treasurer becomes responsible for collecting property taxes once they become delinquent, generally beginning March 1.

It's important to remember that homeowners are responsible for ensuring their taxes are paid, even if a bill never arrives in the mail. If you recently moved or haven't received an expected bill, contact your local treasurer to confirm your mailing information and outstanding balance.

When Are Summer Property Taxes Due in Livingston County?

Summer property tax bills are typically issued in July, with summer taxes becoming due and a lien on the property beginning July 1.

Under Michigan law, interest is added to summer-levy taxes collected after September 14, with adjustments when that date falls on a weekend or legal holiday. However, individual townships and cities may have different payment policies and penalties.

This means the deadline printed on your actual tax bill is the one you should follow.

If you're unsure when your summer property taxes are due, contact your township or city treasurer rather than relying on a neighboring community's schedule.

Can Michigan Homeowners Defer Summer Property Taxes?

Some Michigan homeowners may qualify to defer their summer property taxes until the following February 15.

Eligibility can include qualifying homeowners age 62 or older, certain individuals with disabilities, eligible veterans, and some agricultural property owners. Income restrictions and other requirements apply.

For qualifying individuals in applicable categories, the household income limit is $40,000.

To request a deferment, homeowners must submit the appropriate application to their local treasurer by the required deadline, generally September 15 or the date interest or a late penalty would otherwise apply, whichever is later.

When Are Winter Property Taxes Due in Livingston County?

Winter property tax bills are generally issued in December and are due by the end of February.

Although the final payment deadline falls at the end of February, homeowners should pay attention to February 14.

Michigan law allows local governments that have adopted the applicable charges to assess an administration fee of up to 1% and a late penalty of up to 3% beginning February 15.

Not every township or city applies these charges in the same way, so reviewing your individual bill is essential.

Any unpaid summer or winter property taxes remaining after the last day of February are transferred to the Livingston County Treasurer as delinquent taxes on March 1.

Why Do Some Fowlerville Homeowners Receive Three Property Tax Bills?

While most Livingston County homeowners receive two property tax bills annually, properties located within the Village of Fowlerville have an additional payment to consider.

Fowlerville Village residents generally receive summer and winter property tax bills through Handy Township, along with a separate Village property tax bill.

The Village tax bill is issued in July and is due in mid-September. For 2026, the Village of Fowlerville lists September 15 at 5 PM as its payment deadline.

After the Village's collection period ends, unpaid Village taxes are collected through the Livingston County Treasurer.

It's also worth noting that having a Fowlerville mailing address doesn't necessarily mean a property is located within Village boundaries. Buyers should confirm the property's actual taxing jurisdiction before estimating annual property tax expenses.

This is especially important for homebuyers comparing properties in different parts of Livingston County, where tax rates and billing requirements can vary.

What Happens If You Don't Pay Your Property Taxes on Time?

Missing a property tax payment can become increasingly expensive as interest and penalties accumulate.

Beginning March 1, unpaid property taxes are transferred to the Livingston County Treasurer. At that point, a 4% administration fee is added, along with interest of 1% per month.

If taxes remain unpaid, additional fees and more serious consequences can follow.

After approximately one year of delinquency, the property enters forfeiture, which includes an additional $175 fee and an increase in interest to 1.5% per month, calculated retroactively to the delinquency date.

If the taxes remain unpaid through the following year, the property can move into foreclosure proceedings. Under the published county timeline, owners generally have until March 31 of the foreclosure year to redeem the property.

Because the consequences can be significant, homeowners experiencing difficulty paying their taxes should contact the Livingston County Treasurer as soon as possible to discuss their situation.

Does Your Mortgage Company Pay Your Property Taxes?

If your mortgage includes an escrow account, your lender or mortgage servicer typically collects a portion of your estimated annual property taxes with each monthly mortgage payment.

When property taxes become due, the servicer uses those funds to pay the appropriate taxing authority.

However, having an escrow account doesn't eliminate your responsibility to ensure the taxes are paid.

This is particularly important after purchasing a home or refinancing an existing mortgage.

During a refinance, your previous lender may close your escrow account while your new mortgage company establishes a replacement. If the transition occurs near a property tax deadline, a payment could be missed.

Homeowners should review their mortgage statements and confirm that payments have been received by their local treasurer, especially after a refinance or change in mortgage servicer.

How Are Property Taxes Handled When Buying or Selling a Home in Michigan?

Property taxes are an important part of nearly every Michigan real estate closing.

When a property changes ownership, the buyer and seller generally need to determine how property taxes will be divided, a process known as tax proration.

The specific method depends on the purchase agreement.

Under Michigan law, when the parties haven't agreed otherwise, the seller is responsible for the applicable portion of annual taxes from the levy date up to, but not including, the date ownership transfers. The buyer is responsible for the remaining portion.

However, Michigan real estate transactions can use different tax proration methods, and the terms of the purchase agreement ultimately determine how the taxes are allocated.

For example, if you're purchasing a home in Hartland in November, you may close shortly before the December winter tax bill is issued. Depending on your purchase agreement, the seller may provide a tax credit at closing, or certain taxes may be paid directly from the seller's proceeds.

Your title company calculates these amounts and includes the appropriate adjustments on your closing statement.

Before closing, buyers and sellers should review the tax proration provisions carefully and understand which bills have already been paid, which remain outstanding, and who will be responsible for upcoming payments.

Why Your Property Taxes May Change After Buying a Home

One of the biggest surprises for new Michigan homeowners is discovering that their property taxes may increase after purchasing a home.

Michigan's Proposal A limits annual increases in taxable value while a property remains under the same ownership, subject to certain exceptions.

However, when a property transfers ownership, its taxable value generally uncaps in the following calendar year and is reset based on the property's state equalized value.

As a result, the property taxes paid by the previous owner may not accurately represent what a new buyer will pay.

Your eligibility for a Principal Residence Exemption (PRE) can also affect your property tax bill.

This is why we encourage buyers throughout Livingston County to look beyond the seller's current tax bill when calculating the true cost of homeownership.

Understanding how Michigan property taxes work before making an offer can help prevent surprises after closing.

What Should You Do If Your Property Tax Bill Never Arrives?

If you haven't received your summer or winter property tax bill, don't assume that no payment is due.

Michigan property owners remain responsible for their taxes regardless of whether they receive a physical statement.

Start by contacting your township or city treasurer to verify your mailing address and request a copy of your bill.

If you've recently purchased a home, make sure the local taxing authority has updated its ownership records. If your mortgage includes escrow, confirm that your lender has the correct parcel information and knows which bills need to be paid.

Taking a few minutes to verify this information can help you avoid unnecessary penalties later.

Frequently Asked Questions About Livingston County Property Taxes

When are property taxes due in Livingston County, Michigan?

Summer property tax bills are issued in July, with interest generally applying to summer-levy taxes collected after September 14. Winter tax bills are issued in December and are due by the end of February. Local penalties and payment policies may vary.

Who collects property taxes in Livingston County?

Current-year property taxes are collected by your local township or city treasurer. Delinquent property taxes are transferred to the Livingston County Treasurer beginning March 1.

Do property taxes increase when you buy a home in Michigan?

They can. Michigan property taxes are based partly on taxable value, which generally uncaps in the year following a transfer of ownership. This can result in a higher property tax bill for the new homeowner.

Does my mortgage escrow account automatically cover property taxes?

A mortgage servicer typically pays property taxes when an escrow account is established, but homeowners should still verify that payments are made correctly and on time.

Why do Fowlerville Village residents receive three tax bills?

Properties located within the Village of Fowlerville generally receive summer and winter tax bills from Handy Township and a separate Village tax bill issued in July.

What happens if property taxes are unpaid after February?

Unpaid taxes are transferred to the Livingston County Treasurer on March 1. A 4% administration fee and monthly interest apply, with additional penalties and potential foreclosure consequences if taxes remain unpaid.

Understanding Property Taxes Before Your Next Move

Property taxes are one of the many financial considerations that come with buying, selling, and owning a home in Livingston County.

From understanding summer and winter payment deadlines to estimating future taxes after a purchase, being informed can help you make better real estate decisions.

At Pat Lotz Real Estate Group, we've spent over 30 years helping buyers and sellers navigate the Livingston County real estate market. We understand that purchasing a home involves much more than the asking price, and we're here to help you understand the details along the way.

Whether you're buying your first home, preparing to downsize, or considering a move within Brighton, Howell, Hartland, Pinckney, or the surrounding communities, our team is here to help.

Ready to make your next move?

Contact Pat Lotz Real Estate Group at 734-637-3668 or visit patlotz.com to get started.

Pat Lotz Real Estate Group | Real Estate One
565 E Grand River Ave, Brighton, MI 48116

Disclaimer: This article is for general informational purposes only and does not constitute legal or tax advice. Property tax deadlines, fees, and policies can vary by municipality. Always confirm current information with your local treasurer, title company, or qualified tax professional.