Benton Harbor City Assessor
Your Tax Assessment
Tax assessments are mailed out every year in February. Click the image below for information on how to read your assessment.
Assessment Questions & Answers
What is a Poverty/Hardship Exemption? How do I qualify? And when do I file? What if I disagree with my assessment? Are there special benefits available to me as a homeowner?
To understand how to read this important assessment, click the image at left.
If you feel that your taxes are too high, first contact the assessor to ensure there isn’t an error on your assessment and to discuss how the assessment was developed. If you still believe you have justifiable grounds, you may make an appointment to appeal to the City of Benton Harbor Board of Review. The Board of Review meets in March and December annually. The Board does not set taxes; rather, the Board considers the valuations already set by the assessor and may make a different determination based on property location, comparisons with similar properties, appraiser valuations, or other factors. Be aware that the basis for your appeal must be factual, not simply that you cannot afford to pay the taxes.
Through the Step Forward Michigan program, you may be eligible for an interest-free loan to assist you with tax payments if you have had a qualifying hardship event (such as job loss, divorce, death, one-time critical housing repair or other hardship). Learn more about the Step Forward Michigan program https://www.stepforwardmichigan.org/en/about-us/ to consider your eligibility and follow their step-by-step instructions for applying.
Assessing Calendar
February
February 20
Deadline to file the affidavit to claim the exemption for Eligible Personal Property. MCL 211.9o(2). See STC Bulletin 11 of 2013 for more information.
Form 5076 – Affidavit to Claim Small Business Tax Exemption
February 20
Deadline for taxpayer filing of personal property statement with Assessor.
Deadline for filing the affidavit and statement for which Eligible Manufacturing Personal Property exemption is being claimed.
Form 5278 – Affidavit and Statement for Eligible Manufacturing Personal Property and Essential Services Assessment
March
The assessment roll shall be completed and certified by the assessor. MCL 211.24 (on or before the first Monday in March)
The Assessor shall submit the certified assessment roll to the Board of Review. MCL 211.29(1) (Tuesday after first Monday in March)
The Board of Review must meet on the second Monday in March and one additional day this week. MCL 211.30
April
On or before the first Monday in April, the Board of Review must complete their review of protests of assessed value, taxable value, property classification or denial by assessor of continuation of qualified agricultural property exemption. MCL 211.30a
May
May 1
Deadline for filing the Farmland Exemption Affidavit.
Form 2599 – Claim for Farmland Exemption
June
June 1
Deadline for filing Principal Residence Exemption Affidavits. MCL 211.7cc(2)
2368 – Principal Residence Exemption Affidavit
Deadline for filing first year, Conditional Rescission of Principal Residence Exemption. MCL 211.7cc(5)
Form 4640 – Conditional Rescission of Principal Residence Exemption
Deadline for filing for Foreclosure Entity Conditional Rescission of a PRE (Form 4983). MCL 211.7cc(5)
July
July 19
Board of Review meets to correct qualified errors (Tuesday after the third Monday in July). MCL 211.53b
July 31
Appeals of property classified as residential real, agricultural real, timber-cutover real or agricultural personal must be made by filing a written petition with the Michigan Tax Tribunal on or before July 31 of the tax year involved. MCL 205.735a(6)
December
December 11
Board of Review meets to correct qualified errors (Tuesday after the second Monday in December). MCL 211.53b
December Board of Review to hear appeals for current year poverty exemptions only, but not poverty exemptions denied by the March Board of Review. MCL 211.7u
December 31
Tax Day for 2019 assessments and property taxes. MCL 211.2(2)
Deadline for filing a second or third year Conditional Rescission of Principal Residence Exemption. MCL 211.7cc(5) –
Form 4640 – Conditional Rescission of Principal Residence Exemption
Angela Story, Assessor
200 E. Wall Street, Benton Harbor, MI 49022
astory@bhcity.us
PH: (269) 927-8441 FX: (269) 927-9646
DAYS: Monday through Friday
HOURS: 9 a.m. to 3 p.m.
Click to Pay Property Taxes Online
Save gas and stamps by using our convenient online services to pay your taxes or utility bills (water and trash services). If you have questions about your trash services, or to arrange for the pickup of large items, call We-Cycle Industrial Sanitation direct at (269) 926-6360. Click for detailed instructions.
Commonly Used Assessing Forms
Property Owners
Form 5107-Affidavit for Disabled Veterans Exemption (PDF)
Form 4260 – Property Transfer Affidavit (PDF)
Form 2368 – Homeowner’s Principal Residence Exemption Form (PDF)
Form 2602 – Request to Rescind Homeowner’s Principal Residence Exemption (PDF)
Form 4640 – Conditional Rescission of Principal Residence Exemption
Form 2599 – Claim for Farmland Exemption
Form 4035 – Petition to Board of Review (PDF)
Request for Combination or Split
Real Property Forms
Form 2766 – Property Transfer Affidavit
Form 2368 – Principal Residence Exemption Affidavit
Form 2602 – Request to Rescind Principal Residency Exemption
Form 4640 – Conditional Rescission of Principal Residence Exemption
Form 2599 – Claim for Farmland Exemption
Form 5107 – State Tax Commission Affidavit for Disabled Veterans Exemption
Personal Property Forms
Form 632 – 2017 Personal Property Statement
Don’t see the form you need?
Visit: Michigan Department of Treasury.