Calculate your property tax for MO. Enter your home value, apply exemptions, and see your estimated annual tax.
Missouri's effective property tax rates are moderate-to-low, commonly 0.8% to 1.0% of market value, because real property is assessed at 19% of true market value (a classification ratio set by the state) while rates are set locally. Missouri reassesses every two years (odd-numbered years). Relief includes a homestead exemption / property tax credit for seniors and disabled persons and a veterans' exemption. This guide explains the calculation and relief; the calculator below estimates your bill.
Missouri values property at market value, then applies the 19% residential assessment ratio to reach the assessed value; your tax is the assessed value times the combined rate (mills per $100) of the county, city, school district, and special districts. Because the residential ratio is low, the effective rate on market value stays moderate even though the mill rates look large.
Missouri's Property Tax Credit (often called the homestead exemption for seniors) is a circuit breaker that refunds part of the tax for owners 65+ or disabled (and for renters) with household income under a limit (about $30,000–$40,000 recently) whose tax exceeds a set percentage of income. It is claimed on the Missouri return and scales with burden. There is also a constitutional exemption of a set dollar amount of assessed value for the primary residence of qualifying seniors/disabled.
Missouri grants a disabled veterans' exemption (a full exemption of the home's assessed value for a 100% service-connected-disabled veteran, with partial relief for lower ratings) and exemptions for surviving spouses and for certain blindness. These are claimed with the county assessor and are the largest reliefs for eligible owners.
Missouri reassesses all property in odd-numbered years to current market value (off-years apply the prior values with annual adjustments). There is no Prop 13-style cap, so a reassessment year can raise assessed values — and your bill — if the market has climbed. Watch the odd-year notice closely and appeal if the new value overshoots comparable sales.
Missouri uses a 19% residential assessment ratio (and higher ratios for commercial/utility property) rather than a growth cap. There is no statewide cap on assessment or rate; values are brought to market every two years and rates are set locally within statutory limits. The low residential ratio is the main reason homeowner effective rates are moderate.
The figures below draw on our county datasets where available; rates differ by jurisdiction, so use your specific locality's rate in the calculator.
Estimates apply each county's effective rate to a $200,000 market value for comparison only; your actual bill depends on your own assessed value, exemptions, and local levies.
Missouri bills are commonly paid annually or in two installments by the county collector on the combined mill rate, with penalty and interest on late payment and a possible tax sale after sustained delinquency. The Property Tax Credit is claimed on the Missouri return; the veterans' exemption with the county. Because reassessment happens every two years, watch odd-year notices for value jumps.
To lower your Missouri bill: (1) file the Property Tax Credit (circuit breaker) on your state return if 65+/disabled with income under the limit; (2) claim the disabled-veterans' exemption (full for 100%); (3) grieve by the notice deadline in reassessment years using comparable sales; (4) verify the 19% residential ratio was applied; (5) follow county and school mill-rate votes. The circuit-breaker is the main relief for lower-income seniors.
In practice, a Missouri bill is the assessed value (19% of market for residential) times the combined state/county/city/school/road-district rate, minus the circuit-breaker (for seniors/disabled) and any veterans' exemption. Missouri's 16% to 19% residential ratio keeps the effective rate moderate. Read the assessment notice (commonly by the county board of equalization deadline) and grieve the market value if comparable sales are lower.
If you are buying in Missouri, obtain the assessment and confirm the circuit-breaker (seniors/disabled) and any veterans' exemption. Because residential is assessed at 19%, the effective rate is moderate; compare combined rates across counties and school districts. Grieve the market value if comparable sales are lower. Verify your occupancy status for the residential rate. Missouri's moderate rates mean the main due-diligence is the appeal window and the exemption checks.
To appeal in Missouri, file by the county board of equalization deadline on the notice. (1) Compare the market value to recent sales. (2) File with the board. (3) Appeal to the State Tax Commission if needed. (4) Verify the circuit-breaker and veterans' exemption. The 19% ratio means the standard is a fraction of market value.
Missouri periodically debates the circuit-breaker (seniors/disabled), the 19% residential ratio, and property-tax credits; school-funding reforms also affect local rates. Some proposals would increase the residential ratio or expand exemptions. Because the ratio already keeps rates moderate, reform tends to focus on equity. Watch the Legislature's tax committee for exemption or credit changes.
19% residential ratio — residential value taxed at 19% of market. Circuit-breaker — the senior/disabled refund. Veterans' exemption — a set-dollar removal. Board of equalization — the local appeal body. School district rate — usually the largest charge.
Two $200,000 homes. Homeowner A at a 1.0% effective rate owes about $2,000. Homeowner B, a 65-year-old under the circuit-breaker limit, claims it and any veterans' exemption, potentially cutting the net toward $1,400–$1,700. The example shows the 19% ratio keeps the base moderate.
Missouri homeowners with a mortgage pay via escrow; the lender remits the installments. A revaluation or rate change adjusts the escrow. If you claim the circuit-breaker or a veterans' exemption, inform the lender. Buyers should obtain the assessment and compare combined rates; because residential is 19%, the base is a fraction of price.
Missouri homeowners can take a few practical steps each year to keep their bill in check. First, mark your calendar for the odd-numbered reassessment years and read the notice the moment it arrives — because values are brought to market only every two years, a jump there flows straight to your bill. Second, confirm the 19% residential ratio was applied; if the assessor used a higher ratio, your assessed value (and tax) is too high. Third, file the Property Tax Credit on your Missouri return if you are 65+, disabled, or a qualifying renter with income under the limit — many eligible owners simply forget this refund. Fourth, if you are a 100% service-connected-disabled veteran, file the exemption with the county so the full value is removed. Finally, attend one county or school-board budget hearing: in Missouri the mill rate is set locally, and a failed override or a trimmed budget directly lowers what you owe.
What is Missouri's residential assessment ratio? Residential real property is assessed at 19% of true market value; the rate is applied to that assessed value.
Is there a Missouri homestead exemption? A circuit-breaker Property Tax Credit for owners 65+/disabled (and renters) with income under a limit, claimed on the state return, plus a set-dollar constitutional exemption.
Does Missouri reassess often? All property is reassessed to market value in odd-numbered years; off-years use adjusted prior values.
What veterans' relief exists in Missouri? A disabled veterans' exemption (full for 100% service-connected), plus surviving-spouse and blindness exemptions.
How do I appeal my Missouri assessment? File with the local board of equalization by the notice deadline, then to the State Tax Commission.
Enter your home value, select your state, and see your estimated annual property tax.