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Assessment Notices

There are approximately 296,000 real estate parcels in Jackson County, Missouri. Since 1985, State law has required counties to reassess real estate property every two years (in odd-numbered years, e.g. 2013, 2015, etc.), based upon fair market value — 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. In a reassessment year, all property owners will receive a notice, even if their values did not change.

An assessment notice is not a tax bill and does not set your taxes; it assigns a value to your property. While a 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 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 levies.


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 real property tax bill will be calculated based on the following general formula:

Market Value


Classification Percentage*


Assessed Value

Assessed Value/100


Total Levy



* The percentage is based on the classification. The percentages are:





Commerical & All Other


Questions and Appeals

If you are not satisfied with the 2013 market value placed on your property or you feel your 2013 reassessment notice is incorrect, you may file an informal appeal with the Assessment Department by calling (816) 881-4601 or by filing such an informal appeal online at jacksongov.org/appeal no later than July 22, 2013.

You also have the right to file a formal appeal with the Jackson County Board of Equalization (BOE) no later than July 29, 2013.

CLICK HERE for more information about assessment appeals, including BOE guidelines and details about appeal policies and procedures.

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 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 September 30, 2013.



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