Detroit Property Tax Relief Guide: HOPE, Pay As You Stay & Your Options
If you own a home in Detroit and are behind on property taxes, there are more programs than most people know about. Here's how they fit together and where to start.
The 2026 HOPE application deadline is reported as 4:30 p.m. on November 6, 2026. We could not confirm the date on the City's own current page, so verify it at detroitmi.gov/hope today. The 2027 deadline has not been posted yet; check the same page for it. Researched October 2026.
How the Programs Fit Together
Detroit homeowners facing tax trouble usually deal with three layers of help:
- 1. HOPE (Homeowners Property Exemption)Reduces your taxable value, which lowers your bill going forward. Filed with the City of Detroit; decided by the Board of Review.
- 2. Pay As You Stay (PAYS)Wayne County Treasurer program that cuts what you owe in back taxes for HOPE-approved owners.
- 3. Detroit Tax Relief FundA fund that, for owners approved for both HOPE and PAYS, pays off remaining delinquent balances.
If you are denied HOPE or do not qualify, the Treasurer's other payment plans (DOOE, REGSPA, IRSPA) still apply.
HOPE: The Homeowners Property Exemption
HOPE is Detroit's version of Michigan's poverty exemption (it was formerly called HPTAP and is sometimes called the Poverty Tax Exemption or Hardship Program). The Board of Review decides it at its March, July, and December sessions.
- What you can getA reduction in taxable value of 100%, 75%, 50%, 25%, or 10%. The 10% tier requires a foreclosure threat or an income loss of 20% or more from the prior year.
- Asset capTotal household assets cannot exceed $12,000, per a City page we could read and a 2026 summary. Confirm the current figure.
- Income limitsThe 2026 income table by household size could not be confirmed from the City's current page. Get the table at detroitmi.gov/hope before you apply.
- RenewalYou must reapply every year, except households whose income is solely public assistance such as SSI or Social Security.
- DocumentsForm 5737, proof of ownership, government ID for adult residents, proof of income for every household member, and tax returns or Form 4988.
- Solid waste feeHOPE does not remove it. The City's FAQ says it is discounted for approved homeowners to $130 (an older page said $120).
- DecisionsDecision letters are mailed, generally within about 10 days after the close of a Board session.
How to Apply
Apply online at detroitmi.gov/hope, or get a paper form at the Detroit Taxpayer Service Center, Coleman A. Young Municipal Center, 2 Woodward Ave, Suite 130. Mail to the Board of Review at 2 Woodward Ave, Suite 804, Detroit, MI 48226.
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Pay As You Stay (PAYS)
PAYS is run by the Wayne County Treasurer for HOPE-approved owners with delinquent taxes. Detroit is one of the participating municipalities. The Wayne County Treasurer's 2026 page says taxes are reduced to 10% of the total balance, with a lump-sum payment cutting it a further 10%, and that PAYS “will be available in September 2026.” An older City page described different terms, so confirm current terms with the Treasurer: 313-224-5990 or wctopaymentplans@waynecountymi.gov.
Participating municipalities include Detroit, Dearborn, Dearborn Heights, Hamtramck, Harper Woods, Highland Park, Taylor, Westland, Romulus, Southgate, Trenton, and several others.
Detroit Tax Relief Fund
The Detroit Tax Relief Fund, funded by the Gilbert Family Foundation with the City, Wayne County, and Wayne Metro, pays off remaining delinquent balances for owners with both HOPE and PAYS. Wayne Metro runs the hotline. One news report says PAYS typically erases about half of back taxes.
If HOPE Isn't the Right Fit
- DOOEDistressed Owner/Occupant Extension, for hardship with documented proof.
- REGSPAA payment plan at 18% interest.
- IRSPAA payment plan that reduces interest from 18% to 6%; requires a principal residence exemption.
- State Homestead Property Tax CreditA credit on your Michigan income tax return (MI-1040CR). See our hardship exemption guide for the 2025 limits.
- Surplus proceedsIf your home was foreclosed and auctioned for more than you owed, you may claim the surplus under MCL 211.78t using Form 5743 by July 1 after the foreclosure.
- SellingIf you cannot keep the home, a sale before foreclosure can preserve your equity. That is where a cash buyer can help — and where being honest about timing matters most.
Contacts
- HOPE call center / appointments313-244-0274
- Detroit Housing Network counselors(866) 313-2520, press 3
- Board of Review313-224-3035
- Wayne County Treasurer313-224-5990 · 400 Monroe St, 5th Floor, Detroit, MI 48226
Common Detroit Property Tax Mistakes
- Missing the HOPE deadline and assuming you can apply late.
- Assuming last year's approval renews automatically.
- Treating HOPE and PAYS as the same thing. HOPE comes first; PAYS depends on it.
- Waiting until the auction to look for help.
- Not claiming surplus proceeds after a foreclosure.
Frequently Asked Questions
Detroit's Homeowners Property Exemption, a poverty exemption that reduces taxable value for qualifying owner-occupants.
Reported as 4:30 p.m. on November 6, 2026. Confirm at detroitmi.gov/hope. The 2027 deadline has not been posted yet; check the same page.
Yes, unless your income is solely public assistance such as SSI or Social Security.
A Wayne County Treasurer program that reduces back taxes for HOPE-approved owners.
The Treasurer's other payment plans may still apply, and a sale may preserve equity.
Related Detroit Guides
- Sell Your House in Detroit (main page)
- Detroit Land Bank vs. a Private Cash Buyer
- Detroit Tax Foreclosure: What the Public Data Shows
- Michigan Property Tax Hardship Exemption by County
Behind on Detroit Property Taxes? Let's Talk.
Dennis Buys Houses purchases Detroit properties as-is. We'll tell you honestly whether the relief programs or a sale is the better route for you.
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