Ann Arbor & Washtenaw County, MI Property Tax Appeals
Researched from official Washtenaw County sources · Updated October 2026
You already have the deadline and the forms. The part you can't look up is whether your own assessment would actually hold up — this checks it against real comparable sales and shows you the dollar gap, in about two minutes.
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Washtenaw County, Michigan homeowners get one chance to contest their assessed value: the March Board of Review run by their city or township. Assessment notices go out on March 1 each year, and the notice lists your Board of Review date and process. If the Board of Review does not fix it, the next step is the Michigan Tax Tribunal, with the appeal due by July 31, according to Washtenaw County. The 2026 window has closed. The next one opens when your March 2027 notice arrives.
Rules for the rest of Michigan are in our Michigan property tax appeal guide.
2026 deadline and where to file
Status as of October 10, 2026.
- Assessment notices: mailed on March 1 each year by the city or township assessor, showing assessed value, taxable value and your Board of Review details.
- March Board of Review: Washtenaw County says this is the only chance to appeal your valuation. Check your notice for the date, and whether you must attend in person or can appeal by letter. The county also says the final deadline is the first Monday in June, though notices usually arrive sooner.
- Form: complete a Board of Review Petition (Form 618) and bring four copies to your appointment.
- Michigan Tax Tribunal: the appeal must be made by July 31, in writing, per the county. You may get a hearing later.
- Paying meanwhile: the county suggests paying on the current assessment. Bills come on July 1 and December 1, and an overpayment is refunded if you win. An assessment can also go up at the Board of Review or the Tribunal.
Each city and township runs its own assessment process, so use the date and instructions on your own notice.
Before you read another page of forms and filing rules, find out if there's actually a gap between your assessment and what comparable homes sold for. Two minutes, and you'll know whether the rest of this guide is worth your time.
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How assessments work in Washtenaw County
Michigan assessors set a true cash value, which is the market value of your home and may not match the selling price. The State Equalized Value (SEV) is half the true cash value. The taxable value is what your tax is calculated from. After you buy, taxable value equals the SEV the next year, and after that it can rise each year by the lesser of 5 percent or the rate of inflation, according to Washtenaw County.
To win at the Board of Review you must propose an alternative value and show how you reached it. Ask your assessor for the Property Record Card, check that it matches your house, and gather sales of similar houses nearby. Washtenaw notes that your valuation cannot be adjusted for poor maintenance.
Exemptions and their deadlines
- Principal Residence Exemption (PRE): should be 100 percent on the notice if the property is your home and you do not rent part of it to another person or business.
- How to claim it: file a Principal Residence Exemption Affidavit (Form 2368) with the assessor of your city or township. The deadlines are June 1 for the summer levy and November 1 for the winter levy.
- If you missed it: the assessor can retroactively grant the exemption for the current and previous three calendar years if you qualified. Since July 11, 2022, the July and December Boards of Review cannot grant it.
- If the home stops being your principal residence: file a Request to Rescind (Form 2602) within 90 days. A $5 daily penalty applies up to $200.
The Tax Tribunal also hears principal residence exemption appeals.
How to appeal, step by step
- Read your March 1 notice. Note the true cash value, SEV, taxable value, PRE percentage and the Board of Review date.
- Get your Property Record Card. Ask the assessor, or look for it on BS&A Online. Check square footage, rooms, basement and lot size.
- Find sales of similar houses in your neighborhood and decide the value you will propose. You must support it.
- Complete Form 618 and bring four copies to the March Board of Review. Ask whether letters are accepted instead of attending, and ask when you will hear back.
- Make your point briefly. It is an open meeting with limited time per person. You may bring someone or appoint a representative.
- Appeal to the Michigan Tax Tribunal by July 31 if you disagree with the Board of Review. Your decision should include basic instructions. Keep paying your tax bills on time.
What property taxes cost in Washtenaw County
The U.S. Census Bureau's American Community Survey (2020-2024 five-year estimates) puts the median real estate tax paid by Washtenaw County homeowners at $5,678 a year, against a median home value of $374,100. That is an effective rate of about 1.52% of home value (median tax divided by median value). It is a countywide figure: your own rate depends on your city, school district and special districts, so read the rate on your actual bill. About 92,768 homes in the county are owner-occupied. Source: Census Reporter, tables B25103 and B25077.
Check your value before you file
Start with the free Grove Hopper over-assessment check: enter your address and we compare your assessment to the data and tell you whether an appeal looks worth your time. If it does, we prepare your appeal documents. You review, sign and file them yourself with the local Board of Review. We do not file for you or represent you, and we are not attorneys, accountants or a tax firm.
Contacts
- Your city or township assessor: the assessor named on your March 1 notice handles Board of Review scheduling
- Michigan Tax Tribunal: michigan.gov/taxtrib, e-filing system
Washtenaw County appeal FAQs
What is the deadline to appeal my property taxes in Washtenaw County, Michigan?
The Board of Review meets in March, and Washtenaw County says that is your only chance to appeal the valuation. Your March 1 notice gives the date. If you disagree with the board, appeal to the Michigan Tax Tribunal by July 31.
Where do I file a property tax appeal in Washtenaw County?
With the Board of Review of your city or township, not a single county office. The assessor named on your assessment notice sets the date and process.
What form do I need for the Board of Review?
Board of Review Petition, Form 618. Washtenaw County says to bring four copies to your appointment.
Can I fix a missing Principal Residence Exemption after the fact?
Often yes. File Form 2368 with your local assessor. The assessor may retroactively grant it for the current and previous three calendar years if you qualified. The July and December Boards of Review cannot.
Should I stop paying my tax bill while I appeal?
Washtenaw County recommends paying on the current assessment. If you succeed you receive a refund of any overpayment, and paying on time avoids interest if you lose.
Does Grove Hopper file my Washtenaw County appeal?
No. Grove Hopper is a research tool. We check your property against the data and prepare your appeal documents. You review, sign and submit the appeal to the Board of Review yourself. We are not attorneys, accountants or a tax firm.
You already have the deadline and the forms. The part you can't look up is whether your own assessment would actually hold up — this checks it against real comparable sales and shows you the dollar gap, in about two minutes.
Free · no account · we never sell your address
This guide is researched from public sources and updated periodically; deadlines and procedures can change — always confirm with the county before filing. Grove Hopper is a research tool, not a law firm or tax advisor.