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Assessment Notices are In The Mail

Mailbox JUNE 3, 2009 -- The Jackson County Assessment Department began sending out reassessment notices Tuesday. Be looking for yours in the mail soon.

The Assessment Department is charged with reassessing the fair market value of ALL property throughout the entire County every odd-numbered year (2009, 2011, etc.). Your 2009 reassessment notice will include more information than in notices you've received in previous years.

NOT A TAX BILL

Related Links
Reassessment Notices

Assessment Appeals

Where do my tax dollars go?

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While your notice is NOT a tax bill, it does include an estimated tax total to assist you in budgeting for later in the year when you will receive you annual tax statement. The estimated amount of taxes owed is determined by multiplying the assessed value by the projected tax levy from each individual taxing jurisdiction. Again, the tax total on your notice is only an estimate based on projected tax levies.

The levy is per $100 of assessed value. Jackson County assesses property values, but your tax levy (or rate) is set by the locally elected officials within each taxing jurisdiction. These taxing jurisdictions include your local city, school district, fire district, library district, the County and more.

APPEALS

The Assessment Department conducts extensive market studies about the constantly changing housing market and has made adjustments in the assessment of property values to reflect current market conditions. However, if you feel that your assessed value does not reflect the fair market value of your property as of January 1, 2009, contact the Assessment Department at (816) 881-4601, Monday-Friday, 8:00 a.m. - 5:00 p.m. before June 19, 2009 .

A change will be made only if you can demonstrate that the 2009 estimated market value does not reflect your property’s true value in money. During your Assessment Department hearing, appraisers will only discuss market value, classification and/or use (or, in the case of agricultural land, the appropriate value of that land according to the grades published by the Missouri State Tax Commission). An appeal of this type may result in an increase, a decrease or no change in the assessed valuation.

If, after your Department of Assessment hearing, you are not satisfied with the valuation of your property, you may appeal to the Jackson County Board of Equalization (BOE). Contact the BOE at 816-881-3309. A BOE appeal must be filed on or before the second Monday in July, (July 13, 2009) as stated in Sec. 137.275 R.S.Mo. An appeal to the BOE may result in an increase, a decrease or no change in the assessed valuation.

If, after your BOE hearing, you are not satisfied with the valuation of your property, you may appeal to the Missouri State Tax Commission (STC). An STC appeal must be filed on or before September 30, 2009 as stated in CSR 30-3.005. An appeal to the STC may result in an increase, a decrease or no change in the assessed valuation.

HOW ASSESSED VALUE IS DETERMINED

The assessed value of your property is determined using a percentage of the market value based on the property's classification -- 12% for agricultural/horticultural properties, 19% for residential properties, 32% for commercial properties. A property with a market value of $100,000 would have the following assessed values:

MARKET VALUE

x

Classification %

=

Assessed Value
$100,000

x

12% Agric./Hortic.

=

$12,000
$100,000

x

19% Residential

=

$19,000
$100,000

x

32% Commercial

=

$32,000

Tax bills are determined by calculating the assessed value multiplied by the tax levy -- for example $12,000 (assessed value) x 10% (tax levy) = $1,200 (tax liability). Taxing jurisdictions set the tax levy in the fall.

LEGAL GUIDELINES

The law does not allow taxing jurisdictions to realize a change in revenue due solely to an increase or decrease in assessed property values. However, each taxing jurisdiction may increase their overall revenue based on the prior year's national consumer price index, as provided by the State Auditor, and to realize additional revenue from new construction within their individual jurisdictions.

     

 
                 
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