When Do Property Tax Bills Come Out in Missouri? Key Dates and Deadlines
TL;DR
Missouri assessment notices arrive in June. The county Board of Equalization meets in July, and that is your window to file a protest. Tax bills are mailed in November, with payment due December 31. Missouri reassesses residential property every odd-numbered year. If your assessment jumped after the 2025 reassessment, file your protest when the Board of Equalization meets in July. Missouri assesses residential property at 19% of market value.
When Do Property Tax Bills Come Out in Missouri? Key Dates and Deadlines involves more than most people expect. When Do Property Tax Bills Come Out in Missouri?
If your deadline has already passed, check whether your state has a secondary appeal window. Some states allow filing with a higher court or board after the initial deadline. If no secondary option exists, start preparing now for next year's appeal so you are ready the moment your next notice arrives.
Missouri Property Tax Calendar
| When | What Happens | Your Action |
|---|---|---|
| January 1 | Assessment date | Property valued as of this date |
| June | Assessment notices mailed | Review immediately |
| July (varies by county) | County Board of Equalization meets | File protest during this window |
| November | Tax bills mailed | Review the bill |
| December 31 | Payment due | Pay (penalties begin January 1) |
Deadlines in property tax are not flexible. Miss the filing window by even one day and you lose your right to appeal for the entire year. That is another 12 months of overpaying with no recourse. As soon as you receive your assessment notice, find the deadline and mark it on your calendar with a reminder set for two weeks before.
If your deadline has already passed, check whether your state has a secondary appeal window. Some states allow filing with a higher court or board after the initial deadline. If no secondary option exists, start preparing now for next year's appeal so you are ready the moment your next notice arrives.
Missouri's Reassessment Cycle
Missouri reassesses residential property every odd-numbered year (2023, 2025, 2027). Commercial and agricultural property is reassessed every odd-numbered year as well. In even years, values generally stay the same unless the property changed.
The 2025 reassessment affects 2026 and 2027 tax bills. If home prices in your area rose significantly since the 2023 reassessment, expect your 2025 value to reflect that increase.
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.
Missouri Assessment Ratios
Missouri uses different assessment ratios by property type:
| Property Type | Assessment Ratio | Example (on $300,000 market value) |
|---|---|---|
| Residential | 19% | $57,000 assessed value |
| Commercial | 32% | $96,000 assessed value |
| Agricultural | 12% | $36,000 assessed value |
| Personal property | 33.33% | Varies |
To find the implied market value from your assessment, divide by 0.19 for residential property. If your assessed value is $66,500, the assessor thinks your home is worth $350,000.
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.
How to Appeal in Missouri
Step 1: Informal Review
Contact the county assessor's office when you receive your assessment notice. Many disputes are resolved informally. Present comparable sales and any evidence of errors.
Step 2: Board of Equalization (July)
The county Board of Equalization meets in July. File your complaint during this meeting period. The board reviews your evidence and the assessor's evidence, then makes a decision.
To file:
- Contact the county clerk for the Board of Equalization meeting dates
- Complete a complaint form (available from the county clerk)
- Present your evidence at the hearing
Step 3: State Tax Commission
If the Board of Equalization denies your complaint, appeal to the Missouri State Tax Commission within 30 days. The STC handles formal appeals with more rigorous procedures.
The appeal process is designed to be accessible to regular homeowners, not just attorneys and tax professionals. You do not need to hire anyone to file. The key is preparation. Gather your evidence before the hearing, organize it clearly, and practice presenting your case in under 10 minutes. Lead with comparable sales, then cover any property record errors, and finish with photos or documentation of condition issues.
Keep your tone professional and factual. Review boards respond to evidence, not complaints. If you walk in with 3 strong comparable sales and a calm, organized presentation, you are already ahead of most appellants.
Missouri Exemptions
| Program | Benefit | Eligibility |
|---|---|---|
| Property Tax Credit (circuit breaker) | Credit of up to $1,100 (renters) or $1,100 (owners) on state tax return | Age 65+ or disabled, income under limit |
| Disabled Veteran Exemption | Up to full exemption | 100% service-connected disabled veteran |
Missouri does not have a traditional homestead exemption. Instead, it offers the Property Tax Credit (often called the "circuit breaker") for seniors and disabled homeowners through the state income tax return.
Do not assume you are automatically enrolled. Most exemptions require an application, and many homeowners lose years of savings simply because they never filed. Contact your county assessor's office or check their website for the application form. Bring proof of eligibility (age verification, disability documentation, veteran status, etc.) and file well before the deadline.
If you qualify for multiple exemptions, apply for all of them. In most jurisdictions, exemptions stack. A senior homeowner who is also a veteran can often claim both exemptions simultaneously, doubling the savings.
Personal Property Tax
Missouri is one of the few states that still levies personal property tax on vehicles, boats, and other items. This is separate from your real estate property tax. Personal property assessments are filed annually by April 1 (Declaration of Personal Property). Tax bills for personal property are mailed with real property bills in November.
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.
Key Missouri Counties
St. Louis County
St. Louis County has the largest number of residential properties in Missouri. Assessment notices arrive in June, and the Board of Equalization meets in July. The county assessor's website allows online value lookups.
Jackson County (Kansas City)
Jackson County has experienced significant assessment controversies in recent years, with some homeowners seeing dramatic increases during reassessments. The appeal process follows the standard Missouri timeline.
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.
Your Next Steps
Here is what to do right now:
- Check your state's deadline. Use the tables above to find your state's specific dates. If your deadline is within the next 60 days, start preparing immediately.
- Open your assessment notice. If you received one recently, read it today. Do not set it aside. Check the assessed value, property details, and the appeal deadline printed on it.
- Gather comparable sales. If your assessed value looks too high, pull 3 to 5 recent sales of similar homes in your area. This is the single most important piece of evidence for any appeal.
- File for exemptions you have not claimed. Many homeowners miss exemptions simply because they never applied. Check what is available in your state and file before the deadline passes.
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Frequently Asked Questions
Why is Missouri's residential assessment ratio only 19%?
Missouri's constitution sets different assessment ratios for different property types. The lower residential ratio reflects a policy choice to shift more of the tax burden to commercial property.
Can I appeal personal property assessments?
Yes. Personal property assessments can also be appealed through the same Board of Equalization process.
What if the Board of Equalization already met?
If you missed the Board of Equalization window, your next opportunity is during the next reassessment cycle (the following odd-numbered year). Mark the date on your calendar now.
The appeal process is designed to be accessible to regular homeowners, not just attorneys and tax professionals. You do not need to hire anyone to file. The key is preparation. Gather your evidence before the hearing, organize it clearly, and practice presenting your case in under 10 minutes. Lead with comparable sales, then cover any property record errors, and finish with photos or documentation of condition issues.
Keep your tone professional and factual. Review boards respond to evidence, not complaints. If you walk in with 3 strong comparable sales and a calm, organized presentation, you are already ahead of most appellants.
Missouri: Board of Equalization Meets in July
When your assessment notice arrives in June, you have about a month to prepare. PropertyTaxFight builds your evidence packet in minutes. $79 one-time. Get your evidence packet before the board meets.
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.