49117 Property Tax Rate
New Buffalo, Michigan · Part of Berrien County
Effective Tax Rate
0.80%
48.4% above state avgMedian Annual Tax
$3,599
$300/mo escrow
Estimate Your Tax
Annual Tax
$3,599
Monthly
$300
Eff. Rate
0.80%
Buyer decision brief
What ZIP 49117 means for your housing budget
Use this ZIP page to compare recurring tax burden before you compare listing prices. The numbers below are Census ZCTA estimates, so they are strongest for neighborhood comparison and weakest for parcel-specific tax planning.
Monthly escrow signal
$300/mo
Based on median annual tax paid
State context
0.42 percentage points below the Michigan average
Michigan average: 1.22%
Data confidence
High confidenceThe Census margin of error is $410, about 11% of the median tax estimate.
Verify before you offer
- Confirm parcel assessed value with Berrien County assessor.
- Check homestead, senior, veteran, and disability exemptions.
- Ask whether purchase triggers reassessment or value-cap reset.
- Review school district and special assessment boundaries.
Lower-rate similar ZIPs
This is informational content, not tax, legal, or mortgage advice. Local assessor records remain the source of truth for a specific property.
Data confidence ledger
Can you trust ZIP 49117 for comparison?
ACS vintage
2019-2023 ACS 5-Year Estimates
Five-year Census ZCTA estimates.
ZCTA caveat
Census area, not parcel boundary
USPS ZIP routes and taxing districts can differ inside the same area.
Field completeness
3/3 required fields
Median tax, home value, and derived rate are present.
MOE status
Strong ACS confidence
$410 tax MOE, 11% of the median tax estimate.
Last site refresh
March 10, 2026
Dataset and page-quality audit run locally before publication.
County fallback
County context only
Berrien County is used for assessor verification and broader context.
Tax bill anatomy
What can change your actual bill in ZIP 49117
Use the ZIP estimate to compare neighborhoods, then verify these parcel-level inputs before relying on a payment estimate.
Assessed value
The ZCTA median home value is $448,400, but your bill starts with the local assessed value for a specific parcel.
Effective rate
The displayed rate is 0.80%, derived from median tax paid divided by median home value.
Exemptions
Homestead, senior, veteran, disability, and local exemptions can reduce taxable value. Confirm eligibility before estimating escrow.
Reassessment
A purchase can change assessed value depending on Michigan and county rules. Ask how sale price affects the next assessment cycle.
Escrow impact
The median tax paid in this ZCTA equals about $300 per month before insurance, HOA dues, or special assessments.
Assessor verification
Berrien County assessor or tax collector records are the source of truth for parcel taxes, appeal windows, and exemptions.
How ZIP 49117 Compares
Median Annual Property Tax
ZIP 49117
0.80%
Effective rate
Michigan Avg
1.22%
Effective rate
National Avg
1.10%
Effective rate
State Ranking
Property Tax Rank in Michigan
Lower than 95% of ZIP codes in Michigan(5th percentile, 957 ZIPs compared)
Property Tax Analysis
Property Tax Insights for ZIP 49117
Property owners in ZIP code 49117 (New Buffalo, Michigan) pay a median of $3,599/year in property taxes on homes valued at $448,400. This translates to an effective tax rate of 0.80%, which is 34% below the Michigan state average of 1.22%.
The monthly property tax burden for a median-valued home in 49117 is approximately $300, which factors into escrow payments on mortgages. This ZIP code is located within Berrien County. This is $1,173 more than the Michigan average of $2,426/year.
Compared to similar ZIP codes in Michigan, 49117 has lower property taxes. ZIP codes with similar effective rates include 48465 (0.80%) and 49622 (0.80%).
In New Buffalo, property taxes represent approximately 4.8% of the median household income of $75,268, providing context for the relative tax burden on homeowners in this area.
If you're considering purchasing a home in 49117, keep in mind that property taxes are based on the assessed value assigned by the local assessor, which may differ from the purchase price. In some states, properties are reassessed at or near the sale price upon transfer of ownership. For the most current tax information for a specific property, consult Berrien County's tax assessor directly.
Frequently Asked Questions
What is the property tax rate in ZIP code 49117?
How much are property taxes in New Buffalo, MI (49117)?
How does ZIP 49117 compare to the Michigan average?
What is the median home value in ZIP 49117?
What county is ZIP code 49117 in?
Margin of Error
The median property tax estimate for this ZIP code has a margin of error of ±$410. ZCTA-level data has wider margins than county-level estimates due to smaller sample sizes.
County-Level Data
ZIP code 49117 is part of Berrien County, Michigan. View the full county profile for broader context and more data.
View Berrien County on TaxByCounty →Why compare these ZIPs?
Better comparison set for ZIP 49117
Each ZIP highlights a homebuyer tradeoff: lower rate, stronger value context, shared county rules, city boundary changes, or nearby missing data.
49084
Riverside, MI
0.32 percentage points lower than ZIP 49117.
Rate
0.48%
Tax
$817
Quality
77
49129
Union Pier, MI
0.24 percentage points lower than ZIP 49117.
Rate
0.56%
Tax
$3,292
Quality
77
49757
Mackinac Island, MI
$386,200 higher median home value than ZIP 49117.
Rate
0.91%
Tax
$7,589
Quality
69
49636
Glen Arbor, MI
0.19 percentage points lower than ZIP 49117.
Rate
0.61%
Tax
$4,563
Quality
82
48009
Birmingham, MI
$263,600 higher median home value than ZIP 49117.
Rate
1.40%
Tax
$10,001
Quality
70
49654
Leland, MI
0.37 percentage points lower than ZIP 49117.
Rate
0.43%
Tax
$2,973
Quality
65
48301
Bloomfield Hills, MI
$222,200 higher median home value than ZIP 49117.
Rate
1.31%
Tax
$8,780
Quality
89
49674
Omena, MI
0.35 percentage points lower than ZIP 49117.
Rate
0.45%
Tax
$2,922
Quality
71
Data from U.S. Census Bureau, American Community Survey 2019-2023 5-Year Estimates (ZCTA level). ZIP Code Tabulation Areas (ZCTAs) are Census approximations of USPS ZIP codes.
Estimates are informational only and should not be used as financial or legal advice.