Property taxes in Missouri are assessed and collected at the local level — primarily by counties and municipalities — with rates varying significantly depending on where your home is located. The statewide average effective rate for 2025is 1.01%, meaning a homeowner with a $231,500 median-value home typically pays around $2,338 per year in property taxes. For a monthly perspective, that works out to roughly $195/month — a line item that should factor into every home purchase decision in Missouri.
Missouri uses a 19.0% assessment ratio for primary residential properties. This means the county assessor sets your home's taxable (assessed) value at 1900% of its market value. On a $400,000 home, for example, the taxable assessed value would be $76,000. Mill rates (the nominal tax rate per $1,000 of assessed value) are then applied to this lower figure.
Available Exemptions in Missouri
Missouri does not have a traditional homestead exemption. Senior homeowners may qualify for a property tax credit (Circuit Breaker) instead.
Property Tax Credit (Circuit Breaker): credit up to $1,100 for seniors 65+ and 100% disabled renters/homeowners with income under $30,000. Applied on state income tax return.
100% service-connected disabled veterans: 100% exempt from property taxes on primary residence. Surviving spouses also qualify.
What Makes Missouri's Property Tax System Unique
Missouri uses a 19% assessment ratio for residential property. Jackson County (Kansas City) and St. Louis City have some of the highest effective rates. Property taxes in Missouri are paid in arrears — you pay 2024 taxes by end of 2024, but they're based on January 1, 2024 values.
When Are Missouri Property Taxes Due?
Missouri property taxes are paid on a annual basis. Due dates: December 31. Missing a due date typically results in penalty interest (often 1–2% per month) and eventually tax liens, so it is important to calendar these dates well in advance — especially if you have a mortgage and your lender handles property tax through escrow (in which case they pay on your behalf from your escrow account).
How to Appeal Your Property Tax Assessment in Missouri
If you believe your property has been over-assessed — which is surprisingly common, especially after rapid market changes — you have the right to appeal. File with your county Board of Equalization between June 1 and July 10 (or within 30 days of receiving your notice).
To build a strong appeal, gather comparable sales (homes similar in size, age, and condition that sold recently for less than your assessed value), photos documenting property defects, and any independent appraisals you have. Many homeowners who appeal see their assessments reduced — and some jurisdictions allow free informal hearings before a formal appeal is required.
Property Tax Rates by Major Missouri Cities
Within Missouri, effective property tax rates vary significantly by city and county. Here are the major areas and what to expect:
- Kansas City— rates in this area may differ from the 1.01% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Saint Louis— rates in this area may differ from the 1.01% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Springfield— rates in this area may differ from the 1.01% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Columbia— rates in this area may differ from the 1.01% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Independence— rates in this area may differ from the 1.01% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
Note: County rates within Missouri can range from well below to well above the statewide average. Always verify the current mill rate with your county assessor's office.
Pro Tips for Missouri Property Owners
- Apply for every exemption you qualify for — many homeowners leave money on the table by not filing for the homestead or senior exemption. Applications are typically annual or one-time, and deadlines are firm.
- Review your assessment notice every year. If the county's estimate of your home's market value seems too high relative to what similar homes are actually selling for, appeal it. Even a 10% reduction on a $400,000 assessment saves $400–$700/year at typical Missouri rates.
- If you have a mortgage, confirm with your lender whether property taxes are paid via an escrow account. If so, ensure your escrow balance is adequate — under-funded escrow leads to an escrow shortage and a sudden increase in your monthly mortgage payment.
- Pay early if your state offers discounts. Some states (like Florida) give 1–4% discounts for early payment. On a $5,000 tax bill, a 4% early-payment discount saves $200 — for essentially zero work.
- Property taxes are generally deductible on your federal income tax return as part of the SALT deduction (state and local taxes), subject to the $10,000 cap introduced by the Tax Cuts and Jobs Act. For high-tax states, this cap is often a binding constraint.