by With approximately 30,000 appeals still pending in Jackson County midway through July, many homeowners are asking how Missouri’s reassessment and tax process actually works. Here’s a breakdown of the key steps and what property owners can expect:
Reassessment Basics
- Missouri law requires property reassessments every odd-numbered year
- The purpose is to establish fair-market value for each property
- Goal: Ensure taxes are based on a uniform and equitable system
What’s in Your Reassessment Statement?
- Fair-market value: Reflects your home’s estimated sale value as of January 1
- Assessed value: You’re taxed on only a portion of your market value, based on property type
Assessment rates in Missouri:
- Residential: 19% of market value
- Agricultural/vacant land: 12%
- Commercial: 32%
Example:
- Market Value: $200,000
- Assessment Rate: 19%
- Assessed Value: $38,000
- If tax rate is 8.19 per $100 AVT → Taxes owed: $3,112.20
Who Sets the Tax Rates?
- County assessors only determine value, not the actual taxes owed
- Taxing jurisdictions (schools, cities, libraries, etc.) set the tax rate
- Rates are finalized in August–October and bills are sent out by December 31
- School districts often account for 50–75% of a homeowner’s total tax bill
- Other taxing bodies:
- Cities and counties
- Fire protection districts
- Libraries and community colleges
- State programs (blind pension, mental health services)
Will You Owe More in 2025?
- Maybe — it depends on your reassessed value and your taxing district’s rate
- Average property values have increased 30% in Jackson County
- If your value increased more than 30%, expect a higher tax bill
- If your increase was under 30%, you may owe the same or less
- Missouri law requires rollbacks in tax rates to prevent over-collection
- Final tax amounts will be confirmed by the State Auditor’s Office
Mortgage Escrow Warning
- If taxes increase, monthly mortgage payments may rise
- Lenders typically adjust escrow payments based on projected tax increases
- Homeowners can choose to:
- Pay the difference upfront
- Spread it out over 12 months
Key Takeaways
- Watch for levy-setting meetings in August and September from your local school district
- You can appeal your property valuation if you believe it’s inaccurate
- Final tax bills are issued in late fall and due by December 31, 2025
This property tax season could bring big changes for Jackson County residents. Staying informed about your assessment and attending local meetings are the best ways to prepare.
