top of page
Search

Detroit HOPE Property Tax Exemption 2026: Income Limits, the November 6 Deadline, Documents, and How to Appeal a Denial

Writer: FSR Editorial Team
FSR Editorial Team
3 hours ago
5 min read

Every year, Detroit homeowners who could have had their property taxes reduced or wiped out miss out because they did not know about HOPE, applied too late, or left out a document. HOPE, the Homeowners Property Exemption (also called the Poverty Tax Exemption, "PTE," or the Hardship Program, and formerly HPTAP), lets income-qualified homeowners be exempt from current-year property taxes, fully or partly.

The date that matters right now: 2026 HOPE applications are due by 4:30 p.m. on November 6, 2026. The City says applications and all required documents must be submitted by that deadline, and the application itself says applications submitted after 4:30 p.m. that day will not be accepted.

This guide is set up as a countdown: what to check this week, what to gather, how to submit, and what happens after.



Step 1: Check the Income Chart

The City of Detroit publishes these 2026 HOPE income guidelines. Find your household size, then read across to see the largest exemption your income allows.

Household size

Full (100%)

Partial 75%

Partial 50%

Partial 25%

Partial 10%

1

$21,597

$23,162

$24,884

$28,014

$42,114

2

$26,015

$27,707

$29,187

$32,148

$50,729

3

$28,782

$30,381

$31,980

$34,912

$56,125

4

$33,436

$35,044

$36,651

$39,866

$65,200

5

$37,650

$39,533

$41,039

$44,051

$73,418

6

$43,150

$44,876

$46,602

$49,623

$84,143

7

$48,650

$50,596

$52,056

$54,875

$94,868

8

$54,150

$55,775

$57,399

$60,648

$105,593

Larger households: for each person above eight, the City says to add $5,500 (100%), $5,665 (75%), $5,830 (50%), $6,160 (25%), or $10,725 (10%).

The 10% tier has an extra condition. It requires that the property be under threat of tax foreclosure or that the household had at least a 20% loss of income from the prior year, as approved by the State Tax Commission.

The City notes that most homeowners whose income is below the guidelines are generally approved, but only the Board of Review can approve an application.



Step 2: Check the Other Two Rules

You must own and occupy the home

Eligibility is based on whether you own and occupy the home as your primary residence. The 2026 application adds that each applicant must own and occupy the property as their homestead as of December 31, 2025, and be on file with the Office of the Assessor.

Your assets must be $12,000 or less

The City says total household assets shall not exceed $12,000. Assets it lists include other real property, boats, campers, stocks, bonds, IRAs, and other assets inside or outside the United States. The Board of Review verifies assets for everyone applying, and information you do not disclose that the Board discovers may cause a denial.



Step 3: Gather Your Documents

The City lists these required items for the Board of Review:

  1. Michigan Treasury Form 5737 (Application for MCL 211.7u Poverty Exemption) and Form 5739 (Affirmation of Ownership and Occupancy).

  2. Registered proof of ownership, such as a deed, land contract, probate court order or divorce judgment.

  3. Government photo ID with address for the homeowner and every resident over 18.

  4. Proof of income for all household members, including minor children, such as W-2s, pay stubs, SSI/SSD letters, pension or FIA/DHS statements, child support, self-employment records, or a signed and notarized letter from anyone who helps you financially.

  5. 2025 federal and state tax returns for all adults, if filed. Adults who are not required to file must complete Michigan Treasury Form 4988 (Poverty Exemption Affidavit) and can provide W-2s, Social Security statements, or other proof of last year's income.

  6. Proof of residency for all minors in the household, such as an FIA statement, report card, transcript, or a tax return listing the child.

The Board of Review may request additional information.

Two tips that prevent common denials

  • Count everyone. Income proof is required for all household members, including children with income. A missing pay stub for an adult child is a frequent problem.

  • Someone helping you pay bills? Get their notarized letter now. Free notarization help is available (see Step 4).



Step 4: Get Free Help and Submit

You can apply online or on paper.

  • Online: the City warns that you must complete and submit the application and upload supporting documents for it to be received by the Board of Review. Starting an online application is not the same as filing one.

  • Paper: the application lists the Board of Review at the Coleman A. Young Municipal Center, 2 Woodward Avenue, Suite 105, Detroit, MI 48226.

Free help: the City says to call 211 or text HOME to 85274 for free application assistance and notarization. The Assessor's Office and the United Community Housing Coalition may also help, and the City lists 11 nonprofit partners who can help with the online or paper application, with online appointment scheduling. For questions about the application, the form lists 313-628-0722.

File early. The application encourages filing at least two weeks before the final acceptance date. It lists 2026 Board of Review meetings for April 6 (March BOR), July 21, and December 15, 2026, and says applications not considered at the December meeting cannot be considered for the current year.



Step 5: What Happens After

  • Bills: if you are granted an exemption at the July or December Board of Review, the City says you will still receive a full summer tax bill in July, then an adjusted bill afterward. If you paid and are later approved, you will be mailed a refund of the excess.

  • Fees still apply: HOPE covers current-year property taxes only. The solid waste fee remains, though the City says it is discounted 50% for HOPE-approved homeowners. Special assessments are not eliminated.

  • Reapply every year. HOPE is an annual application.



Missed 2025? There Is a Late Window

Under MCL 211.7u, the Detroit City Council adopted a resolution allowing new 2025 HOPE applications to be submitted by 4:30 p.m. on November 6, 2026. This is only for people who did not already submit a 2025 application and receive a decision.



Behind on Old Taxes?

The City describes the Detroit Tax Relief Fund, which it says may completely eliminate delinquent property taxes owed to the Wayne County Treasurer for Detroit homeowners who have received HOPE and are in the Pay As You Stay (PAYS) program. To apply, call (866) 313-2520. For delinquent tax information or payment plans, the City directs residents to the Wayne County Treasurer's Office.



If You Are Denied: How to Appeal

The City says a denial letter will explain the process and timeline for appealing. The 2026 application gives the rules:

  • A March Board of Review decision may be appealed to the Michigan Tax Tribunal by July 31 of the current year.

  • A July or December Board of Review decision may be appealed within 30 days of the decision.

  • Include a copy of the Board of Review decision with your petition.

  • Michigan Tax Tribunal: PO Box 30232, Lansing, MI 48909; 517-335-9760; taxtrib@michigan.gov.

The Tax Tribunal says poverty exemption appeals are heard in its Small Claims Division, which uses an informal process; hearings are generally by telephone and about 30 minutes long.



Related Guides



Sources

This guide gives general information, not tax or legal advice. Deadlines and income limits change; confirm with the City of Detroit before you file.

Comments

bottom of page