Find Property Tax Records in Alpena County

Alpena County property tax records are maintained by the County Equalization Department at 720 W. Chisholm St. in Alpena. Residents, buyers, and researchers can search parcel data and tax history through the BS&A Online platform, which covers all townships and the city of Alpena. This page walks you through how to use that system, explains how Alpena County assessments are set, covers the exemptions available, and outlines your rights if you disagree with your property's valuation.

How to Search Alpena County Property Tax Records

The Alpena County BS&A Online portal is the main tool for searching property tax records in the county. You can search by parcel number, owner name, or street address. The system returns assessed value, taxable value, tax history, and the property's legal description. This tool covers every parcel in Alpena County, including townships like Alpena, Wilson, Long Rapids, Green, Maple Ridge, and the city of Alpena.

No account is needed to use the portal. The data is updated by the county equalization and assessing staff throughout the year. If you need documents not available online, the Equalization Department at 720 W. Chisholm St. can help. Call Director Cindy Bila's office at 989-354-9635 to confirm what is available before visiting.

The image below shows the BS&A Online portal that Alpena County uses to provide public access to property tax records and parcel information.

This portal is the most efficient way to search Alpena County property tax records without making a trip to the courthouse.

Alpena County also maintains a GIS mapping system that lets you view parcel boundaries and tax data on an interactive map. Use this when searching by location rather than name or number.

Alpena County Equalization Department

Director Cindy Bila leads the Equalization Department, which is responsible for reviewing township assessments and setting the county equalized value each spring. Michigan law under MCL 211.1 et seq. requires that all property be assessed at 50% of its true cash value. The Equalization Department makes sure township assessors in Alpena County hit that mark. If any local unit falls short or goes too high, the county adjusts the equalized value accordingly.

The department also maintains parcel records, processes exemption filings, and answers public questions about property valuation. Staff can explain how a specific property was assessed and what sales data was used. Most records held by the department are public and can be inspected during regular business hours. The office at 720 W. Chisholm St. is in the county courthouse complex.

Alpena County Register of Deeds

The Register of Deeds records all property instruments in Alpena County. Register Kathy L. Matash oversees this office at 989-354-9547. When property transfers in Alpena County, the buyer must file a Property Transfer Affidavit (Form L-4025) with the local township or city assessor within 45 days of the transaction. This document triggers the uncapping of taxable value and notifies the assessor of the change in ownership. Missing this deadline can result in penalties.

Recorded documents at the Register of Deeds are public record. You can request copies directly from the office. Standard fees in Michigan are $30 to record a document, $1 per page for copies, and $5 for certified copies. If you are researching a property's ownership history or looking for liens that could affect tax liability, the Register of Deeds is the right place to start.

Property Tax Assessment in Alpena County

Assessors in Alpena County set property values as of December 31 each year. This is Michigan's Tax Day under MCL 211.30. The assessed value must equal 50% of the property's market value. Taxable value is separate. It grows each year by the lesser of the inflation rate or 5%, as long as ownership stays the same. A change in ownership uncaps taxable value, causing it to reset to the assessed value for the next tax year. This reset can sharply increase property taxes after a sale.

Assessment notices are mailed each February. The notice shows both values and any applied exemptions. Alpena County has a mix of residential parcels in and around the city of Alpena, agricultural land in the townships, and commercial property along US-23. Each type is assessed using market data specific to that class. The Equalization Department reviews all township assessments to make sure the county's overall value is correctly equalized.

Use the Michigan Property Tax Estimator to model what taxes would look like at a given assessed value and millage rate. The Michigan Treasury property tax page also has guides to help you understand how the assessment system works statewide.

Property Tax Exemptions in Alpena County

The Principal Residence Exemption (PRE) is the exemption most Alpena County homeowners use. Under MCL 211.7u, owning and occupying your home as your main residence qualifies you to remove 18 mills from your school operating tax. File Form 2368 with your local assessor by June 1. If you own more than one home, only the one you live in can carry this exemption. Losing or misapplying the PRE can lead to back taxes and interest.

Qualifying agricultural property in Alpena County may be exempt under MCL 211.7v. The county has active farming operations, particularly in the rural townships. Contact the Equalization Department to see whether your land meets the agricultural classification standard. The rules are specific about what type of use qualifies.

The Poverty Exemption lets low-income owners reduce or eliminate property taxes by filing Form 5737 and Form 4988 before the Board of Review each March. Disabled veterans and surviving spouses may also be eligible for additional relief. Ask the Equalization Department about the full range of exemptions available in Alpena County.

Note: Claiming the wrong exemption or failing to update your exemption status after a change in use can trigger audits and retroactive tax bills.

Appealing Property Tax Assessments in Alpena County

If your assessed value looks too high, the March Board of Review is your first stop. This board meets each March in Alpena County to hear protests from property owners. You can appear in person or file a written protest. Bring evidence: a recent appraisal, a recent sale price, or recent sales of comparable properties. The Board will consider your evidence and may lower your assessment.

If the Board of Review does not rule in your favor, you can take your case to the Michigan Tax Tribunal. Reach the MTT at 517-335-9760. File by July 31 for residential property or May 31 for commercial. Under the Property Taxpayer's Bill of Rights in MCL 205.735, you have the right to a fair hearing and a written response to your appeal.

Alpena County Property Tax Payments

Township treasurers handle property tax collection during the tax year in Alpena County. Summer taxes are usually due in September, and winter taxes come due in February. Once taxes become delinquent, they pass to the Alpena County Treasurer. County Treasurer Tonda Kearney handles delinquent collections and can be reached at 989-354-9669.

Delinquent property taxes in Michigan accrue interest and administrative fees over time. If taxes remain unpaid, the property enters forfeiture after one year of delinquency and can eventually be foreclosed. The county then takes ownership and may auction the property. Do not wait to deal with delinquent taxes on Alpena County property. Call the Treasurer's office to ask about your balance and payment options.

Communities in Alpena County

The city of Alpena is the county seat and largest community. The county also includes the townships of Alpena, Wilson, Long Rapids, Green, Maple Ridge, Ossineke, and others. None of these meet the population threshold for individual city pages. All property tax records for these communities are available through the BS&A Online portal and the county GIS system.

Nearby Counties

These counties are near Alpena County in northeast Michigan. Check with the correct county's equalization office based on where your property is located.