Buying a home in Antrim County and wondering how to keep your property taxes in check? Many new owners miss a simple step that can reduce the school operating portion of their tax bill. If this will be your primary home, you may qualify for Michigan’s Principal Residence Exemption, often called the PRE.
In this guide, you’ll learn what the PRE covers, who qualifies, exactly how to file in Antrim County, when to file, and how to avoid the most common mistakes. You’ll also get a quick checklist you can use right after closing. Let’s dive in.
What the PRE does
Michigan’s Principal Residence Exemption is a property tax classification for your owner-occupied primary home. When granted, it removes the local school operating millage and certain related charges from your tax bill. You will still pay other local millages, so do not expect your entire property tax to disappear.
The program is authorized by state law and administered locally. In Antrim County, you file with the township or city assessor where the property is located. The Michigan Department of Treasury and the Michigan State Tax Commission publish statewide guidance and forms that local assessors use.
Two key principles apply statewide:
- You can only claim one principal residence at a time.
- Your eligibility depends on how you actually use the property and the evidence that it is your primary home.
Who qualifies in Michigan
To qualify, you need to meet three basic conditions:
- Ownership: You must have an ownership interest in the property.
- Occupancy/use: You must use the property as your primary residence.
- Exclusivity: You may not claim a principal residence exemption on any other home.
What assessors look for
Assessors review signs that this is your real, everyday home. Bring several forms of proof, such as:
- Move-in date and continuous occupancy.
- Driver’s license or state ID with the property address.
- Voter registration at the property address.
- Vehicle registration, utility bills, and regular mail delivery.
- Closing statement or deed, and if applicable, lease termination from your prior home.
Having multiple pieces of evidence makes approval faster and smoother.
Special situations to consider
- Co-owners: If there are multiple owners, the assessor will look at who actually lives in the home as a primary residence. Co-owners who live elsewhere typically cannot claim a PRE on another property at the same time.
- Short-term rentals or part-time use: If the property is used primarily as a rental or vacation home, it likely will not qualify. Occasional rentals or renting a room can complicate eligibility. Be upfront about your use.
- Multiple properties: You can have only one PRE statewide. Claiming more than one can lead to denial, back taxes, and penalties.
- New to Michigan: If you’re moving from out of state, you can claim the PRE once you establish the home as your primary residence and provide documentation showing your intent to live here full time.
How to file in Antrim County
You file your PRE affidavit with the local township or city assessor for your property. Antrim County Equalization provides county-level oversight and can point you to the correct local office if you’re unsure.
What to expect with the form
Most offices use a standard affidavit issued under state guidance. The form will ask for:
- Owner names and contact information
- Property address and parcel ID
- Your move-in date
- Your signed oath that this is your principal residence
Assessors can request supporting documents, so have your evidence ready. You can generally file in person, by mail, or, where available, through a local online portal.
Filing steps
- Gather proof of residency.
- Obtain the PRE affidavit from your township or city assessor.
- Complete and sign the form. Double-check your parcel ID and move-in date.
- Submit the affidavit with copies of your supporting documents.
- Keep a copy of everything you submit and ask for a written confirmation.
When to file and how timing works
File as soon as the property becomes your principal residence. Michigan uses a status date to determine eligibility for a given tax year. Local assessors commonly use a mid-year status date, often June 1, to decide whether the exemption applies for that tax year. Because local practices can vary, confirm the exact date and any local deadlines with your Antrim County township or city assessor.
After you file, the assessor will review your documents and either grant or deny the exemption. If granted, the PRE will be noted on the tax roll and reduce the school operating portion of your bill. Assessors and the Treasury can audit claims and request more proof.
If you miss the initial filing window, contact the assessor right away. Some municipalities offer retroactive or prorated options based on your move-in date and documentation. Others may limit this. Your local assessor will explain the process.
If you move, sell, or change how you use the home
- Moving out: Notify the assessor when you stop occupying the property as your primary residence. Ask how that will affect your current tax year.
- Selling or transferring ownership: Your PRE typically ends when the property transfers. The buyer should file a new PRE affidavit if this will be their primary home.
- Renting the home: Converting the property to a rental usually terminates the PRE. Renting short term or seasonally can also jeopardize eligibility if the home is no longer your primary residence.
- Switching your PRE from another property: If you previously claimed a PRE elsewhere, you will need to show that you sold that home or stopped claiming it before your Antrim County claim can be approved.
Remember that changes in ownership or use can also affect taxable value. A sale commonly triggers uncapping and reassessment under Michigan rules, which can increase taxes.
Avoid these common mistakes
- Waiting to file: This can delay or block your exemption for the current year. File right after move-in.
- Claiming more than one home: This leads to denial, audits, back taxes, and possible penalties. Claim only your one true primary residence.
- Weak proof of residency: If your documents are inconsistent or outdated, approval may be delayed or denied. Update your driver’s license, voter registration, and other records.
- Not reporting changes: If you move, rent, or sell, notify the assessor promptly to avoid improper tax status.
- Assuming PRE removes all taxes: PRE primarily affects school operating millages. Expect to still pay other local millages in Antrim County.
- Confusing co-ownership rules: Clarify who occupies the home. Co-owners living elsewhere generally cannot keep a separate PRE.
Quick checklist for new Antrim County owners
- At closing: Save your closing statement and proof of occupancy plans.
- Within days of moving in: Update your driver’s license and voter registration to your new address.
- Gather proof: Utility setup or bills, vehicle registration, and any mail delivery confirmation.
- Contact your local assessor: Request the PRE affidavit and confirm any local deadlines.
- File promptly: Submit your affidavit and documentation, then keep a copy and ask for written confirmation.
- If you had a PRE elsewhere: Cancel it and keep proof of the cancellation or sale.
Local offices and resources
For forms, instructions, and status date confirmations, contact:
- Your township or city assessor in Antrim County. If you are in Bellaire, Elk Rapids, Torch Lake Township, Mancelona, or another local municipality, the local assessor’s office is your first stop.
- Antrim County Equalization for county-level guidance and help finding the correct assessor.
- The Michigan Department of Treasury for statewide PRE guidance and FAQs.
- The Michigan State Tax Commission for assessor procedures and the standard PRE affidavit template.
When in doubt, ask your assessor for written confirmation of your PRE status and keep your assessment notices and tax bills on file.
Bottom line for Antrim County homeowners
The PRE can meaningfully lower the school operating portion of your property tax bill when your Antrim County home is your primary residence. File as soon as you move in, bring solid proof, and confirm timing with your local assessor. If your situation changes, report it quickly to stay compliant and avoid surprises.
Ready to line up your documents or talk through timing for your specific township? Contact Joe for a free consultation at Unknown Company, and get practical, local guidance tailored to your move.
FAQs
What taxes does the Michigan PRE reduce on an Antrim County home?
- The PRE primarily removes local school operating millages from your bill. Other local millages still apply, so you will not eliminate all property taxes.
Who qualifies for the PRE on a new Antrim County purchase?
- You must own the property, occupy it as your primary residence, and not claim a principal residence exemption on any other home.
When should I file the PRE after moving into Antrim County?
- File as soon as the home becomes your principal residence. Local assessors commonly use a mid-year status date, often June 1, to determine the current year’s eligibility. Confirm the exact date with your assessor.
Can I have a PRE on two properties if I split time between them?
- No. Statewide, you can claim only one principal residence. Splitting time does not create a second PRE.
What documents help prove my Antrim County home is my primary residence?
- Use multiple items such as driver’s license or state ID with the new address, voter registration, utility bills, mail delivery, vehicle registration, and your closing statement.
Do short-term rentals affect PRE eligibility in Antrim County?
- Yes. If the property is primarily used as a rental or vacation home, it typically does not qualify as your principal residence. Occasional rentals can complicate eligibility and should be discussed with your assessor.
What happens to my PRE when I sell my Antrim County home?
- Your PRE typically ends as of the transfer date. The buyer should file a new affidavit if the home will be their principal residence.
