Find Property Tax Records in Livingston County

Livingston County property tax records are maintained by the County Equalization Department in Howell. Residents, buyers, and researchers can search parcel data, review assessed values, and look up tax history through the county's online resources. The Equalization Department oversees records for all townships and cities within the county. Whether you need current assessment data or past tax details, this page explains how to find Livingston County property tax records and which offices to contact for help.

How to Search Livingston County Property Tax Records

Livingston County uses a combination of the county's own equalization portal and BS&A Online to give residents and the public access to property tax records. You can search by owner name, parcel number, or street address. The county's main equalization page at livgov.com/finance/Pages/equalization.aspx links to the property search tool and provides general guidance on how assessments are done. BS&A Online is available for individual townships within the county and gives you current assessed values, taxable values, and payment history for any parcel you look up.

Livingston County also maintains a GIS mapping system that integrates property data with spatial information. The Livingston County GIS portal lets you view parcel boundaries, ownership data, and zoning layers in one place. This is useful when you need to confirm a parcel's exact boundaries or see neighboring properties. GIS data is updated on a regular basis and is free to use without creating an account.

If you can't find what you need online, the Equalization Department at 304 E. Grand River Ave. in Howell is the right place to go. Staff there can pull up parcel records, explain your assessment, and direct you to the right township assessor if your question is parcel-specific. Call 517-546-3201 before your visit to confirm current office hours.

Livingston County Equalization Department

The Equalization Department is the central office for property tax records in Livingston County. Director Thomas E. Bohrer oversees the annual equalization process that reviews and adjusts township assessment rolls to ensure they comply with MCL 211.1, which requires all property in Michigan to be assessed at 50% of its true cash value. Each spring, the department studies sales data and compares assessed values to actual market values across all townships in the county. If a township's assessment level is off, the Equalization Department applies an adjustment factor to bring it into compliance.

The department also reviews exemption filings, maintains parcel data, and coordinates with local township assessors throughout the year. Most of the records the Equalization Department holds are public and can be viewed during normal business hours. If your question involves a specific parcel's value or exemption status, this is the right office to start with before contacting the township.

Livingston County Register of Deeds

The Register of Deeds records all real estate documents that affect property in Livingston County. This includes deeds, mortgages, easements, liens, and other instruments tied to real property. When a property sells or transfers, the new owner must file a Property Transfer Affidavit (Form L-4025) with the local township assessor within 45 days of the transfer. This filing triggers the uncapping of taxable value as required by Michigan law, and missing the deadline can result in penalties on top of the jump in assessed value.

Register Charles H. Nevin manages recorded documents for the county. You can search recorded instruments online at livgov.com/clerk/Pages/register-of-deeds.aspx. The standard recording fee in Michigan is $30 per document. Copies cost $1 per page. Certified copies run $5. The Register of Deeds office is at the same address as the Equalization Department, 304 E. Grand River Ave., Howell. Call 517-546-0270 for questions or document requests.

Note: Pulling Register of Deeds records before a real estate closing helps confirm there are no outstanding liens or encumbrances on the parcel.

Property Tax Assessment in Livingston County

Assessment in Livingston County follows the same framework used throughout Michigan. Township assessors value each parcel as of December 31, which is Tax Day under MCL 211.30. The assessed value must equal 50% of the property's true cash value. The county Equalization Department then reviews all township rolls and adjusts any that fall outside the required standard. Assessment notices go out in February each year, giving property owners a chance to review their values before the March Board of Review deadline.

Taxable value in Michigan is capped each year at the lesser of the inflation rate or 5%, as long as the property doesn't change hands. When a sale occurs, the taxable value uncaps and resets to the assessed value the following year. For buyers, that can mean a significant jump in tax bills. Use the Michigan Property Tax Estimator to understand what taxes you can expect after purchase. Livingston County's active real estate market means this uncapping effect is common, and buyers should plan for it.

Livingston County townships include Brighton, Cohoctah, Conway, Deerfield, Genoa, Green Oak, Hamburg, Handy, Hartland, Howell, Iosco, Marion, Oceola, Putnam, Tyrone, and Unadilla. Each township maintains its own assessor who handles parcel-level valuation. The Michigan Treasury property tax page explains how assessed values, taxable values, and state equalized values all relate to each other.

Property Tax Exemptions in Livingston County

The Principal Residence Exemption, or PRE, is the most widely used exemption for Livingston County homeowners. It removes 18 mills from school operating taxes. Under MCL 211.7u, you qualify if the home is your primary residence. File Form 2368 with your township assessor by June 1. If you buy a home after June 1 and it becomes your primary residence, you can still file by November 1 for a partial-year exemption. You can claim only one PRE at a time, and it only applies to the home you actually live in.

Agricultural property may also qualify under MCL 211.7v if it meets the state's definition. Many rural and outlying townships in Livingston County still have working farmland, and qualifying operations can see meaningful tax reductions. Check with your township assessor for the specific requirements and paperwork.

The Poverty Exemption helps low-income homeowners who meet income and asset tests. File Form 5737 and Form 4988 with your township assessor. The Board of Review rules on poverty exemption requests each March. Disabled veterans and their surviving spouses may also qualify for exemptions under Michigan law. Each township administers these programs slightly differently, so ask your local assessor what applies to your situation.

Appealing Your Livingston County Assessment

If you believe your property is overassessed in Livingston County, you have the right to appeal. Start with the March Board of Review held by your township. You can appear in person or submit a written protest before the township's deadline. Bring evidence to support your position: a recent appraisal, comparable sales from your neighborhood, or photos showing the property's actual condition. The Board reviews your materials and can reduce your assessment if the evidence supports it.

If the Board of Review doesn't resolve the issue to your satisfaction, you can file with the Michigan Tax Tribunal. The MTT hears property tax disputes from across the state. For residential and agricultural property, the filing deadline is July 31. For commercial and industrial property, it is May 31. The MTT can be reached at 517-335-9760. The Property Taxpayer's Bill of Rights under MCL 205.735 outlines your rights at each step in the appeal process.

Note: Missing the March Board of Review deadline generally means you cannot challenge your assessment for that tax year, so act early.

Livingston County Property Tax Payments

Property taxes in Livingston County are collected at the township level. Summer taxes are billed in July and are typically due by September 14. Winter taxes are billed in December and due by February 28, though exact deadlines vary by township. Most townships in Livingston County accept payments online, by mail, and in person. Contact your local township treasurer to confirm the payment options and due dates for your parcel.

After the township collection period ends, unpaid taxes are forwarded to the Livingston County Treasurer. Treasurer Jennifer L. Nash handles delinquent collections, payment plans, and forfeiture proceedings. Reach the Treasurer's office at 517-546-3220. Taxes that go unpaid enter forfeiture after one year of delinquency and can proceed to foreclosure after three years. Addressing a delinquent balance early significantly reduces the total amount owed, since interest and administrative fees add up quickly under Michigan law.

Cities in Livingston County

Livingston County includes the City of Howell, the City of Brighton, and a number of townships with village communities. None of the municipalities in Livingston County meet the population threshold for individual city pages on this site. Property tax records for all communities in the county are managed through the Equalization Department and local township assessors. Use the county equalization portal or BS&A Online to look up any parcel in Livingston County.

Nearby Counties

These counties border or are near Livingston County. Each maintains its own equalization office and property records system. If a parcel sits close to a county line, confirm which county it falls in before searching.