We encourage you to attend the public hearing for the incorporation trial on Tuesday, September 30th at 6:00 p.m. at the Beltrami County 4H Building, where Judge Jessica Palmer-Denig will be present to hear your comments directly.
Protect Lake Bemidji. Protect your wallet. Keep local control.
What Annexation Could Cost You
A Clear Wastewater Comparison
Understanding Your Wastewater Options
Wastewater service is coming. The question is who provides it—and what it costs your family.
These services will be provided either through Northern Township’s planned project or through annexation by the City of Bemidji at significantly higher cost.
We want our residents to be informed. This page shows the side-by-side numbers so you can decide what’s best for your household.
Explore Your Wastewater Options
Annexation by the City of Bemidji
Bemidji water + sewer + stormwater bills
Bemidji property taxes and Bemidji permits/fees
Governed by the Bemidji City Council
Incorporation as the City of Northern
Wastewater-only project (keep your private well)
Lower ongoing costs (sewer only + lower taxes)
Keep local control and local decision-making
The Short Answer
Using Bemidji’s figures from the August 28 joint meeting and current utility/tax rates, a typical household would pay about $2,253 more per year under annexation than under incorporation. That’s roughly $22,000 more over 10 years (before inflation) for the same outcome: sewer service to protect Lake Bemidji.
After Northern’s assessments are paid off in 15 years, a median-valued annexed residential parcel will continue pay over $2,500 more per year in the City of Bemidji.
Annual Household Cost Comparison for 2028
Bemidji if Annexed
Northern Incorporated
Difference
Deferred Connection Fee / Special Assessments
$1,156
$1,453
–$297
Property Tax (City/Town Share on $534k Home)
$2,861
$850
$2,011
Water Bill (5,000 gal/mo)
$386
$0
$386
Sewer Bill (5,000 gal/mo)
$768
$680
$88
Stormwater Bill
$65
$0
$65
Total Annual Cost
$5,236
$2,983
$2,253
Bottom line: Bemidji’s assessment may be a little lower up front, but the ongoing city taxes and utility bills more than wipe that out–every single year.
NOTES
Annual Difference is calculated as Annexed by Bemidji — City of Northern (negative means Bemidji is lower on that line).
Costs shown for 2028 on a $534,000 home (median area value), the year when both scenarios would be in effect for most properties.
Private on-property connection costs (from house to main) are the same in both scenarios and are not included here.
Annual Household Cost Comparison for 2028
Bottom line: Bemidji’s assessment may be a little lower up front, but the ongoing city taxes and utility bills more than wipe that out–every single year.
NOTES
Annual Difference is calculated as Annexed by Bemidji — City of Northern (negative means Bemidji is lower on that line).
Costs shown for 2028 on a $534,000 home (median area value), the year when both scenarios would be in effect for most properties.
Private on-property connection costs (from house to main) are the same in both scenarios and are not included here.
Why the Difference?
Taxes: Bemidji’s tax rate is about triple Northern’s, and it’s expected to climb. Incorporation allows us to keep our lower rate and still fund needed services.
Utilities: Under Bemidji, you’d pay city water + sewer + stormwater. Under incorporation, you keep your private well and pay sewer only
Assessments & Timing:
Bemidji: Uses a “deferred connection fee” similar to assessments, currently indicated around $12,000, payable over 15 years. The City has discussed allowing deferrals up to 15 years; no information provided for commercial or DNR/State Park properties. Bemidji stated it will waive SAC/WAC fees for the first 2 years after completion (current rate for a typical single-family home is $2,675).
Northern: Average residential assessment about $14,025, payable over 15–20 years. Connection fee waived in year 1. Connection window 5–15 years depending on septic age.
Project Scope & Cost Overview
Provider
Phase 1 Cost
Full Project Cost
Timeline
Northern
$12.8M
$20M
On schedule (starts 2026); Phase 2 targeted for 2027
Bemidji
$9.3M
~ $47 – $78M (scope-dependent)
No adopted timeline; Phase 2 not defined
Note: Capital only; excludes private connection costs which would be the same for both projects. Bemidji has not published cost estimtes. Bemidji costs shown here are based on Northern Township’s engineer’s estimate, adjusted with a 10-year inflation factor of 2% annually for full project estimates.
Bemidji’s full project is ~2.3 to 3.9 times the cost of Northern’s—and has no clear path or schedule to finish the shoreline.
The Township’s project is focused on wastewater only (most cost-effective for our area). The Township project will also sewer much more of the lake in its first phase, covering from the Northwoods boat landing, through the State Park to the Beach Ln boat access along Lavinia Rd. Phase 2 should complete all lakefront Township properties in the following year or two, pending future funding (about $5 million needed, multiple grants pending).
Bemidji’s plan combines both water and sewer service, which drives up monthly bills even if the initial assessment seems lower. Their current scope only extends to the State Park, with no near-term commitment to finish the unsewered shoreline in Northern Township on the east side of Lake Bemidji (or unsewered areas of southeast Bemidji)—areas they nevertheless seek to annex under the claim of protecting Lake Bemidji’s water quality.
Bemidji Proposed Project
Click on the image to expand
Bemidji Future Project?
Click on the image to expand
Northern Project
Click on the image to expand
Project Scope & Cost Overview
Note: Capital only; excludes private connection costs which would be the same for both projects. Bemidji has not published cost estimtes. Bemidji costs shown here are based on Northern Township’s engineer’s estimate, adjusted with a 10-year inflation factor of 2% annually for full project estimates.
Bemidji’s full project is ~2.3 to 3.9 times the cost of Northern’s—and has no clear path or schedule to finish the shoreline.
The Township’s project is focused on wastewater only (most cost-effective for our area). The Township project will also sewer much more of the lake in its first phase, covering from the Northwoods boat landing, through the State Park to the Beach Ln boat access along Lavinia Rd. Phase 2 should complete all lakefront Township properties in the following year or two, pending future funding (about $5 million needed, multiple grants pending).
Bemidji’s plan combines both water and sewer service, which drives up monthly bills even if the initial assessment seems lower. Their current scope only extends to the State Park, with no near-term commitment to finish the unsewered shoreline in Northern Township on the east side of Lake Bemidji (or unsewered areas of southeast Bemidji)—areas they nevertheless seek to annex under the claim of protecting Lake Bemidji’s water quality.
Bemidji Proposed Project
Click on the image to expand
Bemidji Future Project?
Click on the image to expand
Northern Project
Click on the image to expand
The Smart Path Forward
Practical implications for your family
We’ve heard from residents who are concerned about project costs, and we share those concerns—that’s why we’ve worked so hard to secure $6 million in grants, design an efficient system, and continue to pursue additional funding opportunities. When comparing the two paths forward, the financial realities are clear:
-
Sewer service will soon reach every property in the north Lake Bemidji project area, with plans to extend to the entire east side of the lake.
-
The Township’s solution is cheaper, fully funded for Phase 1, and shovel-ready for 2026, with Phase 2 targeted for 2027.
-
The City’s approach is unknown, unfunded, and more expensive—both up front and long-term.
Conclusion: Incorporation provides stronger protection for Lake Bemidji by sewering more properties sooner—while keeping household costs much lower over the long term. It also preserves local control and avoids adding big-city services we don’t need. Incorporation is the smarter, more affordable path.
Stay Informed
If you have questions, please reach out. We’re committed to transparency and will keep publishing updated numbers as more information becomes available. Check our website for the most current information.