Cass County, MI Property Records: Search Deeds, Owners, Tax Records, and Maps

Cass County spans about 508 square miles and includes over 50,000 parcels of land. The local real estate market is driven by many lakefront properties, farmland, vacation homes, and the county's location between South Bend and the Chicago metropolitan area.

Homebuyers rely on records from the Register of Deeds, local assessors, treasurers, and the Equalization Department when purchasing a property. Residential listings, which comprise single-family homes, condos, townhouses, and highly sought-after lakefront properties, typically sell within 40 days.

Recent records reveal the underlying factors influencing the local real estate market, with a median home value of $196,500 and a median rent of $845, alongside a median household income of $69,223 and a median real estate tax rate of 1.03 as a percentage of the property's assessed value.

How to Look Up Cass County Property Records

If you are looking for deeds or other recorded land documents, start with the Cass County Register of Deeds. For ownership, parcel, and assessment records, contact the local city or township assessor or use the county's online property search tools. Current property tax information is generally available through the local city or township treasurer, while the Cass County Treasurer handles delinquent real property taxes.

Certified copies of deeds are available from the county's Register. For assistance, contact the office at 120 N. Broadway, Suite 200, Cassopolis, MI 49031.

Who Keeps Cass County Property Records?

Many Cass County property records are available to the public under the Michigan Freedom of Information Act. The following are county and local offices that maintain various parts of these records:

• The Cass County Register of Deeds records documents related to real estate.

• Local city and township assessors determine property values. They also maintain assessment records.

• The Cass County Equalization Department reviews local assessments to keep property values uniform across the county.

• The Cass County Treasurer collects current property taxes. When real property becomes delinquent, they are transferred to the Cass County Treasurer for collection.

How to Search Cass County Property Records Online

Take these steps to search property records online in Cass County:

1. Search the Cass County Parcel Viewer or BS&A Online by the property address or parcel number.

2. Click on the current parcel to view details such as the ownership information.

3. Go to the Cass County Register of Deeds'Official Record Search Index to look up deeds and other recorded documents by name, document type, or recording date.

4. To see whether property taxes have been paid or if any taxes are overdue, use the Cass County Property Tax Search or BS&A Online. Enter the property address or parcel number to look up the tax record.

5. Visit the Register of Deeds' online records or contact the office directly for certified copies.

Register of Deeds: Deeds, Mortgages, and Plats

The Cass County Register of Deeds records documents on land ownership and real estate transactions.

Assessors and Equalization: Ownership, Values, and Parcel Data

While the local assessors determine property values, the Cass County Equalization Department reviews those assessments.

Treasurer’s Office: Taxes, Bills, and Payments

Local treasurers collect current property tax bills. The county Treasurer collects delinquent real property taxes turned over to the county.

Property Tax in Cass County: Values, Exemptions, and Appeals

Property taxes in Cass County are based on a property's Taxable Value and the local millage rate. To determine the tax amount, multiply the Taxable Value by the millage rate, then divide the result by 1,000.

Proposal A and Uncapping

Michigan's Proposal A limits how much a property's Taxable Value may increase each year. This limit is the lower of the inflation rate or 5% while the property has the same owner. When ownership changes, that limit usually ends.

On January 1 of the following year, the Taxable Value typically resets to the property's State Equalized Value (SEV). As a result, the new owner may receive a higher property tax bill than the previous owner. Transfers between spouses or certain family members do not cause the property's Taxable Value to uncap.

Exemptions and Relief

Appealing Your Value

When your property's assessed or Taxable Value appears inaccurate, you may appeal to the March Board of Review. Start by reviewing your assessment notice and gathering documents that show why you believe the value is wrong. The Michigan Tax Tribunal may review the Board's decision.

GIS Maps and Parcel Viewer

Through the Cass County GIS Map, users may view parcel boundaries, aerial imagery, addresses, and other map layers. The GIS Department maintains the mapping system.

Foreclosure and Tax Sales

Property owners in Cass County may encounter either a property tax foreclosure or a mortgage foreclosure.

Property-Tax Foreclosure

Property taxes become “Delinquent” when they are not paid. The Cass County Treasurer then steps in to collect the delinquent taxes. The owner may prevent foreclosure by paying the outstanding taxes, along with any interest, penalties, and applicable fees, before the redemption period expires. After that deadline, the court enters a foreclosure judgment, and the property is offered for sale at a public auction.

Mortgage Foreclosure

Mortgage foreclosure begins when a borrower defaults. The lender must wait until the loan has been delinquent for more than 120 days before initiating the foreclosure proceedings. A notice of sale is generally published in a local newspaper once a week for four consecutive weeks. Depending on the type of case, the borrower may have a redemption period after the sale before ownership is permanently transferred.

Costs to Access Property Records

Under Michigan Law, the Register of Deeds charges fees for recording documents and other property record services in Cass County.

How to Record a Document

The following are steps you can take to record a property document in Cass County:

1. Prepare the document according to Michigan recording requirements for Cass County. Make sure it includes all required details. Sign it and have it notarized.

2. Check the recording costs before submitting the document. The standard recording fee is $30 for the first two pages, with additional page fees applying. Documents that transfer ownership may require state and county real estate transfer taxes.

3. Submit the completed document and payment to the Cass County Register of Deeds by mail, in person, or through an approved electronic recording service.

4. After recording, you may request copies of the document from the Register of Deeds or view them through available online records.

FAQs

Quick Reference: Your Cass County Property Records Checklist

Key Contacts and Official Portals