Reassessment Notices

There are a total of 289,000 real estate parcels in Jackson County, Missouri. Since 1985, State law has required counties to reassess real estate property every two years, based upon fair market value — which is the price a willing buyer will pay a willing seller. State-mandated reassessment covers all real estate property (residential, agricultural, and commercial) in Jackson County. All property owners will receive a notice, even if their values did not change.

A reassessment notice is not a tax bill and does not set your taxes; it assigns a value to your property. While higher value can eventually lead to a higher property tax bill, most jurisdictions are required to use a “rollback” that protects taxpayers from steep increases due to reappraisal in a single year. Jackson County has such a mandatory rollback. Local governments such as school districts, cities, and counties each set their own mill levies, and most are subject to the rollback. (The main exception is the Kansas City School District which was made exempt to the rollback by constitutional amendment.) The exact impact upon your individual tax bill can not be calculated until Fall when state and local governments set their mill levies.

Calculation

The actual tax levies will be set this fall by your local school boards, city councils, water districts, fire districts, library districts, the County Legislature, and other district boards. Your property tax bill will be calculated based on the following general formula:

Questions and Appeals

If you are not satisfied that the market value on your reassessment notice is correct, you may request an informal hearing with an appraiser by calling (816) 881-4601 (prior to May 4, 2007).

You also have the right to appeal to the Jackson County Board of Equalization (BOE). An appeal must be filed on or before the third Monday in June, as provided by Sec. 137.385 R.S.Mo.

A Board of Equalization appeal form may be obtained by mail when you call (816) 881-3309 or visit one of the following offices:

Board of Equalization
415 E 12th Street Room 102
Kansas City, MO 64106

OR

Collection Department
308 W Kansas
Independence, MO 64050

IT MUST BE FILLED-OUT IN TRIPLICATE.

A change will be made only if you can demonstrate that the estimated market value does not reflect your property's true value. An appeal can result in an increase, decrease, or no change in assessed valuation. During your BOE hearing, appraisers will only discuss market value, classification and/or use (or in the case of Agricultural Lands — the appropriate value of that land according to the grades published by the Missouri State Tax Commission).

If you are still not satisfied with the value of your property after an appeal to the Board of Equalization, you may then appeal to the Missouri State Tax Commission, on or before August 15, 2007.

Frequently Asked Questions

What are assessment and reassessment?

Assessment is the process of placing value on a property for the purpose of property taxation. Reassessment is an update of all real property assessments in the county, conducted by the county assessor to equalize values among taxpayers and to adjust values to current market conditions.

How often is property reassessed?

Reassessed values of real estate are placed on the tax rolls by the assessor every odd-numbered year (2005, 2007, 2009 etc.) Personal property is assessed every year.

Why is reassessment necessary?

Under Missouri’s Constitution, all assessments for property tax purposes must be based upon market value and be uniform within the same class or subclass of property.

Over time, the value of property may change, depending upon its nature, location, and other factors. Some values change more rapidly than others do. Reassessment is the only way to be sure that the taxpayer is being taxed fairly, and is taxed the same as other comparable property.

What is market value?

Market value, true value in money and appraised value have the same meaning under Missouri law. A simple definition of market value is the price the property would bring when offered for sale by a person who is willing but not obligated to sell it, and is bought by a person who is willing to purchase it but who is not forced to do so.

How is my assessment level established?

Once the estimate of market value has been determined, the assessor calculates a percentage of that value to arrive at assessed value. The percentage is based on the classification, determined by the type of property or how it is used. The percentages are:

•  Real Estate
  • Residential 19%
  • Agricultural 12%
  • Commercial & All Other 32%
•  Personal
  • Cars, Boats & Other 33 1/3%
  • Farm Equipment & Livestock 12%
  • Historic Autos 5%
  • Grain .5%

Will all property values change due to reassessment?

All values are likely to change, but not all will change at the same rate. Market values increase more in some areas than in others. A major purpose of reassessment is to make sure that the new values reflect all changes that have occurred.

Will I be notified if there is an increase in my assessment?

The assessor is required by the statutes to notify the owner of record of any increase in the valuation of real property.

How do I know what my house is worth?

Most people have a feel of the market in their area from talking to friends and neighbors. Additionally, any recent sales, listings, leases, etc. that you know of should help give you an idea of the value of your property. You may also want to use the tax search capabilities on our website to review like properties and sales information, or get assistance from the taxpayer assistance section at either courthouse.

How do you arrive at the land value?

Land value was based on a comparison of sales in the neighborhood or in similar areas.

What value is on my neighbor’s house?

Refer to the tax search capabilities on our website or get assistance from the taxpayer assistance section at either courthouse and you may view the values of the surrounding properties.

What if I disagree with my assessment?

If you do not agree with your assessment, there are steps you can take in the appeal process. Remember that an assessment is based on current market value and our objective here is to establish the correct market value of the property. Stating that property taxes are too high is not relevant testimony. You should determine what you believe to be the value of your property and gather and present evidence that supports that value. Such evidence could include photographs, the recent sale of your property, a recent appraisal of your property.

a) Informal Appeals—Contact the county assessor’s office, call (816) 881-4601 as soon as you are notified of your assessment. During an informal meeting with the assessor or one of the staff, you may present the documentation to support your opinion of value and discuss the market value with an appraiser. Many disagreements are taken care of at this level. This year the deadline for requesting an informal appeal is Friday May 4, 2007.  

b) Board of Equalization—If not satisfied after the informal meeting, you should contact the board of equalization for information regarding forms and deadlines for appealing to the county Board of Equalization. The board will hear evidence from the assessor and you regarding the value of the property which is the subject of the appeal. To contact the Board of Equalization, call (816) 881-3309. Completed appeal forms must be received by the Board of Equlization by June 18, 2007.

When the total assessed valuation in a political subdivision increases substantially, as often happens with a reassessment, it is allowed an increase in revenues to account for inflation, plus the revenues it receives from taxing new construction and improvements. Its governing body, after that, is required by the constitution to adjust tax rates downward. This is called a tax rate rollback. Jackson County has such a mandatory rollback. Local governments such as school districts, cities, and counties each set their own mill levies, and most are subject to the rollback. (The main exception is the Kansas City School District which was made exempt to the rollback by constitutional amendment.) The exact impact upon your individual tax bill can not be calculated until this Fall when state and local governments set their mill levies.

How does reassessment affect my taxes?

It depends. An increase in assessed value does not necessarily equate to a corresponding increase in property taxes. Your taxes are calculated by multiplying your assessed value times the combined levies of the taxing entities which levy a tax on that particular property. If levies increase, taxes may increase even if assessed values remain unchanged or decrease. It follows that, if levies decrease, an increase in assessed values may not cause an increase in taxes. One factor which can cause a decrease in levies is a rollback which was discussed in the previous example. Another is a voluntary reduction voted by the governing body.

Tax levies are normally set during August. That means when you receive a notice that your assessment has been increased, it is too early to be able to calculate how the change in assessed value will affect your taxes. You will not know until the rates have been set by all of the local governments that tax your property.

When will we receive the bill?

Early November.

What about my escrow account?

Mortgage companies typically pay tax bills in December and adjust your monthly payment for any changes needed. Call your mortgage company for specific answers.

What relief is there for senior citizens?

Information about the Property Tax Credit (Circuit Breaker) is available by calling (573) 751-3505 or at the Missouri Department of Revenue website, www.dor.mo.gov/tax/personal/ptc/
Information about the Homestead Preservation Act is available by calling (573) 751-3505, or at the Missouri Department of Revenue website, dor.mo.gov/tax/personal/homestead.htm

Where can I find out about real estate tax abatement programs?

Business Assistance Center in Kansas City, City Hall or the City where your property is located.

How do I apply for an exemption for my property?

Contact the exemption unit at (816) 881-3483. They will send an application to the taxpayer.