How Missouri Property Tax Works
In Missouri, your property tax starts with the assessed (taxable) value of your home, which is then multiplied by the local tax rate. The state's assessment basis is 19% of true market value for residential property (the state assessment ratio), then taxed by local rates. The average effective property tax rate in Missouri is approximately 0.91% of home value, though your actual rate depends on your county, city, school district, and any exemptions you claim.
This guide explains the system in plain language so you can check your bill, claim every exemption you qualify for, and appeal if your assessed value looks wrong.
Missouri Assessment & Revaluation
- Assessment basis: 19% of true market value for residential property (the state assessment ratio), then taxed by local rates.
- Revaluation cycle: on a 2-year reassessment cycle by county (odd-numbered years), with the Missouri Property Tax Credit for seniors.
- Who sets the rate: Tax rates are set locally by your county, city, school district, and any special districts, then applied to your assessed value.
- Your bill: Assessed value × total local rate − exemptions = tax due.
Missouri County Tax Rates (2025)
The table below shows approximate average effective tax rates and typical annual tax for representative Missouri counties. Rates vary by locality because of different voter-approved levies and district boundaries. Figures are estimates for illustration; verify the exact numbers with your county assessor.
| County | Avg. Effective Rate | Avg. Annual Tax | Avg. Home Value |
|---|---|---|---|
| St. Louis City | 1.61% | $3,000 | $186,000 |
| St. Louis County | 1.92% | $4,500 | $234,000 |
| Jackson | 1.88% | $2,900 | $154,000 |
| Kansas City | 1.88% | $2,900 | $154,000 |
| Clay | 1.95% | $2,700 | $138,000 |
| Platte | 1.65% | $3,300 | $200,000 |
| Greene | 1.18% | $2,000 | $170,000 |
| Boone | 1.17% | $2,600 | $222,000 |
| Springfield | 1.18% | $2,000 | $170,000 |
| Jefferson | 1.41% | $2,500 | $177,000 |
Homestead Exemption in Missouri
Missouri has no flat homestead exemption for all owners, but the Property Tax Credit (Circuit Breaker) refunds part of the bill for seniors and disabled residents.
- Seniors: The Property Tax Credit Claim (MO-PTC) refunds up to $1,100 of real-estate tax for owners 65+ and disabled with income under a limit.
- Veterans & disabled: 100% service-connected disabled veterans and surviving spouses are exempt from state real-estate tax.
- File every year: Most Missouri exemptions must be applied for with the county assessor; they do not appear automatically on a new purchase.
How to Lower Your Missouri Property Tax
1. File an Assessment Appeal
If your assessed value is higher than what similar Missouri homes sell for, you can appeal. The deadline is by the county deadline (commonly July 1), to the Board of Equalization. Gather recent comparable sales and the assessed values of nearby homes, then present them to your local board. A successful appeal lowers the base value and therefore every future bill.
2. Claim Every Exemption
Verify you receive all eligible relief: the homestead exemption, the senior/disabled programs, and any veteran exemption. Contact your county assessor to confirm you are not missing a saving you qualify for.
3. Watch Reassessment Triggers
Improvements, a change of ownership, or a periodic revaluation can raise your assessed value. Knowing your county's on a 2-year reassessment cycle by county (odd-numbered years), with the Missouri Property Tax Credit for seniors helps you predict and prepare for bill changes rather than being surprised by them.
4. Use Our Calculator
Model the dollar result before you act. Our property tax calculator and the exemption calculator show how exemptions and rates change your bill in Missouri.
Property Tax Payment in Missouri
Most Missouri homeowners pay property tax through an escrow account included in their monthly mortgage payment, or in installments directly to the treasurer. Missing a deadline adds penalties and interest, so mark your payment dates and watch for the assessment and tax notices each year. If you escrow, your lender forwards the payment — but you should still read the annual notice to catch errors.
Missouri vs. Other States
How does Missouri compare? The points below put the state's system in context:
- vs. Illinois: Missouri's average effective rate of about 0.91% is lower than Illinois's ~1.97%, and Illinois also has a broad state income tax. Homeowners moving between the two states should re-model their bill rather than assume it stays the same.
- vs. Kansas: Missouri's average effective rate of about 0.91% is lower than Kansas's ~1.29%, and Kansas also has a broad state income tax. Homeowners moving between the two states should re-model their bill rather than assume it stays the same.
- vs. Arkansas: Missouri's average effective rate of about 0.91% is higher than Arkansas's ~0.62%, and Arkansas also has a broad state income tax. Homeowners moving between the two states should re-model their bill rather than assume it stays the same.
Frequently Asked Questions — Missouri
What is the average property tax rate in Missouri?
The average effective rate is about 0.91% of home value, but your actual rate depends on your county, city, and school district. A home in a high-levy district can owe noticeably more than the same-priced home in a lower-levy district.
How is property assessed in Missouri?
19% of true market value for residential property (the state assessment ratio), then taxed by local rates Revaluation follows this schedule: on a 2-year reassessment cycle by county (odd-numbered years), with the Missouri Property Tax Credit for seniors. The assessed value × local rate, minus any exemptions, produces your bill.
Does Missouri have a homestead exemption?
Missouri has no flat homestead exemption for all owners, but the Property Tax Credit (Circuit Breaker) refunds part of the bill for seniors and disabled residents.
What relief is available for seniors and veterans in Missouri?
For seniors: The Property Tax Credit Claim (MO-PTC) refunds up to $1,100 of real-estate tax for owners 65+ and disabled with income under a limit. For veterans and disabled owners: 100% service-connected disabled veterans and surviving spouses are exempt from state real-estate tax.
When is the property tax appeal deadline in Missouri?
You generally must appeal by the county deadline (commonly July 1), to the Board of Equalization. File on time with comparable sales evidence, because missing the window pushes any refund or reduction to the next year.
Does Missouri have a state income tax?
Missouri has a state income tax. This matters because states without an income tax often rely more on the property tax for local services, which is why exemptions and appeals are especially valuable here.
Are Missouri property taxes deductible on federal returns?
Yes, Missouri property tax is deductible on Schedule A, but the $10,000 SALT cap limits the total state and local tax deduction for higher-income homeowners. The deduction lowers your federal tax but does not reduce your Missouri property tax bill itself.
How can I lower my Missouri property tax bill?
Three steps help most owners: (1) appeal an over-assessment using comparable sales; (2) claim every homestead, senior, and veteran exemption you qualify for; and (3) understand your county's revaluation schedule so bill changes never catch you off guard. Our calculators model the savings in dollars.
Calculate Your Missouri Property Tax
Use our free calculator to estimate your 2025 Missouri property tax based on your home value and local tax rate.
Calculate My Property TaxWhat Makes Missouri Property Tax Unique
Missouri's 19% assessment ratio means a $300,000 home is taxed on roughly $57,000 of value, which is why rates look high but bills stay moderate
The MO-PTC credit is how older owners get relief, returning cash at filing time rather than lowering the assessed value.
- Residential property is assessed at only 19% of true market value.
- Reassessment happens every two years in odd-numbered years.
- Relief for seniors comes as a refundable credit, not an exemption.
- 100% disabled veterans are exempt from the state portion.
Understanding the Missouri Tax Rate
The headline "0.91%" is an average effective rate — the tax paid as a share of home value. Your real bill is built from several local levies (county, city, school, and special districts) added together and applied to your assessed value after exemptions. Because each district sets its own rate, two neighbors a block apart can owe different amounts. The best way to understand your own rate is to read the annual assessment and tax notice line by line and match each levy to the district that charges it.
Appealing Your Assessment in Missouri
If your assessed value exceeds the market value of comparable Missouri homes, you can appeal. The window is by the county deadline (commonly July 1), to the Board of Equalization. Prepare recent comparable sales, the assessed values of similar nearby homes, and any evidence of condition issues. A successful appeal lowers the taxable base, which then flows through to every future bill — not just the current year.
Worked Missouri Example
A homeowner buys a $200,000 primary residence in Missouri. At the state's average effective rate of about 1.92%, the annual property tax is roughly $3,840. If the home's market value rises over time but the assessment is capped or grows slowly under state rules, the owner keeps the bill far closer to the purchase-year figure than to a tax on full market value — a saving that compounds for as long as they stay. Our calculator models the dollar result once you know your county rate.
Missouri Property Tax for Long-Time & Senior Owners
A Missouri senior should file the MO-PTC credit each year, because it refunds real-estate tax paid and is the main relief for those under the income limit. Because Missouri's system is built around the assessed value and local levies, the most valuable habit is simply staying aware of revaluation triggers and filing every exemption you qualify for each year. Reviewing your annual assessment notice is the simplest way to catch an error before it costs you, and it keeps your exemptions current.
Editorial Standards & Sources
Last reviewed July 8, 2026 by the HomeTaxCalc editorial team. Our calculators and guides are built from rates and rules compiled from official state and county government sources. Tax laws change often and counties apply them differently, so always confirm the final numbers with your local assessor's office or a qualified tax professional before making decisions. Read our editorial policy and full disclaimer.