Missouri Property Tax Appeal Guide
Missouri assesses residential property at 19% of true value in money (market value) as of January 1 in odd-numbered reassessment years.
19%
Statutory percentage
July 10 (Board of Equalization) or second Monday in July
Verified July 2026 — confirm on your notice
Mo. Rev. Stat. § 137.385 (appeals to board of equalization)
Governing state code
How to File in Missouri
Review the change-of-assessment notice from the county assessor.
Request an informal review with the assessor's office.
File an appeal with the county Board of Equalization by the second Monday in July.
Present comparable sales or an appraisal at the Board hearing.
Appeal to the Missouri State Tax Commission by September 30 if needed.
Deadlines and ratios vary by county and change over time — always confirm with your local assessor. This is general information, not legal advice.
Are you actually over-assessed in Missouri?
Check this property against recent comparable sales for $4.99. If the evidence says you have no case, you know that before you spend a filing deadline on it — and if it does, the same $4.99 is credited toward the full appeal packet.
A worked example in Missouri
Say the assessor values your home at $400,000, but comparable sales show it is really worth $350,000 — a $50,000 over-assessment. Missouri taxes 19% of value, so the taxable amount drops from $76,000 to $66,500. At a typical effective rate of ~1.5%, that is about $143 back in your pocket every year until the value is corrected.
Illustration only. Your actual rate, exemptions, and savings depend on your county and taxing districts — run your own numbers.
Common grounds for a Missouri appeal
Over-market valuation. Comparable sales of similar nearby homes closed below the value the assessor placed on yours.
Errors in the property record. The county has the wrong square footage, bedroom or bathroom count, lot size, or condition on file.
Unequal (non-uniform) assessment. Comparable properties in your area are assessed for less than yours, regardless of market value.
Physical or external problems. Deferred maintenance, functional issues, or an external nuisance depress what a buyer would pay.
Overvaluation · Incorrect classification · Denial of exemption
Don’t overlook exemptions
An appeal lowers your value, but exemptions cut your taxable base directly — and both stack. Most owners qualify for a homestead exemption on their primary residence, and many states add relief for owners over 65, veterans, and people with disabilities. Confirm you are enrolled with your Missouri county assessor before filing — it is the fastest saving most people miss.
- Senior/Disabled Property Tax Credit Up to $1,100 credit
- Age 65+ or disabled, income limits
- Homestead Preservation Credit Varies
- Long-term homeowners, income limits
Who hears a Missouri appeal
Your appeal is decided by County Board of Equalization — the value itself is set by the County Assessor, which is who you are disagreeing with.
- 1
Board of Equalization
- 2
State Tax Commission
- 3
Circuit Court
Each stage has its own deadline. Missing the first one usually closes the later ones for that tax year.
Key Missouri statutes
The sections a Missouri appeal is argued under. Quote one exactly as written — a paraphrased or renumbered citation is worse than none.
- §137.115 RSMo
- Assessment of Real Property
- §138.060 RSMo
- Board of Equalization
- §138.430 RSMo
- State Tax Commission Appeal
- §137.100 RSMo
- Exemptions
Official Missouri resources
These are state government sites. The form and portal you actually file through are published by your county assessor.
Missouri property tax appeal questions
- When is the deadline to appeal property taxes in Missouri?
- July 10 (Board of Equalization) or second Monday in July. Verified July 2026. Deadlines vary by county and change from year to year, so always confirm the date printed on your own assessment notice before you file.
- Who decides a property tax appeal in Missouri?
- County Board of Equalization hears it. The full path is: Board of Equalization, then State Tax Commission, then Circuit Court.
- What is the assessment ratio in Missouri?
- 19% of true value (residential). That is the share of value your bill is calculated on, so lowering the assessed value lowers the bill proportionally.
- What grounds can I appeal on in Missouri?
- Missouri recognises these grounds: Overvaluation, Incorrect classification, Denial of exemption. Overvaluation is the most common — you show comparable sales that closed below your assessed value.
- What property tax exemptions does Missouri offer?
- Senior/Disabled Property Tax Credit — Up to $1,100 credit, for age 65+ or disabled, income limits; Homestead Preservation Credit — Varies, for long-term homeowners, income limits. Exemptions reduce your taxable base directly and stack with an appeal, so check both.
- What is the average property tax rate in Missouri?
- About 0.89% of market value per year statewide. Your own rate depends on your county and its taxing districts, so treat this as a benchmark rather than your bill.
Missouri Tax Estimator
$0 / yr
Based on 19% ratio & avg. millage. Estimate only.
Generate your Missouri appeal packet
Check your property for $4.99 (credited), then get the full comparable-sales packet and AI appeal letter for a flat $29 — $19 at launch.