REAL ESTATE PROPERTY TAX
Real Estate property taxes are levied annually and due upon receipt of the tax bill, but no later than December 31 each year. The United States postal service postmark determines the timeliness of payment. For example, a payment mailed and postmarked on December 29 is considered paid on time even though the Collector's Office does not receive the payment until January 2. The Collector's Office mails tax bills during November. If a tax bill is not received by December 10, contact the Collector's Office at (816) 881-3232. Failure to receive a tax bill does not relieve the obligation to pay taxes and applicable late fees.
Taxes not paid in full on or before December 31 will accrue interest, penalties and fees.
Taxes are a lien against the real estate and remains with the property, not the specific owner of that property. When the ownership changes, the new owner is liable for any unpaid real estate property taxes due.
Tax bills are sent to the mailing address in the tax file as of the date the bill is printed. If you receive a bill that your mortgage company is to pay, please forward the bill to them for timely processing.
Property is subject to be sold at public auction for back taxes if the real estate taxes remain unpaid. The land tax sale is held annually on the Courthouse steps, usually during the month of August. CLICK HERE for more information about tax sale property.
METHODS OF PAYMENT
Taxpayers may conveniently pay property taxes online, 24 hours a day, 7 days a week. In addition to the benefits of no waiting in lines to mail your payment or no purchase of stamps, online payment also offers you the ability to immediately print your Official Paid Tax Receipt to show you have paid your taxes.
You may pay online using your E-check, Visa or MasterCard debit/credit card.
E-check is a method of payment in which funds are automatically deducted from the taxpayers' bank account, similar to how a debit card works. There is a convenience fee of $0.40 for using this option, which is the exact cost the County pays for this service. The Jackson County Collector's office does not profit from these fees. A taxpayer may pay multiple tax bills, including personal property and real estate tax bills with the same E-check transaction. All parcels paid with a single on-line transaction will appear on one receipt.
Visa or MasterCard Debit/Credit card payments: There is a convenience fee of 2.4% of the total tax bill that is charged to each debit / credit card transaction processed online. The convenience fee is charged and retained by the payment processing company to use the company's services. The Jackson County Collector's office does not receive any of these fees. Therefore, no tax dollars are used to subsidize the convenience of using a credit card to pay property taxes.
All credit card companies charge a fee for the convenience of allowing credit cards to be used. However, if you were to make a purchase of an item at a retail store, you would not see the convenience fee separated out. Instead, that fee would be recovered by the retailer in the form of higher prices on the items purchased.
To review your account, pay online or print your Official Paid Tax Receipt, CLICK HERE.
Cash, personal check, cashier's check, bank draft and money order are accepted at the Collections Department Offices and by mail (except cash). Please do not send cash through the mail. One check may be written for multiple bills of personal property and real estate, if the total of the bills are added correctly. Mailed payments must be postmarked no later than December 31. Payments postmarked after that date will be assessed interest, penalties and fees.
In addition, Discover credit card may be presented in person at our Kansas City and Independence County Collections Department Offices. There is a convenience fee charged for the Discover card payment option.
DETERMINATION OF TAXES
The amount of tax you owe is based on the taxable value of the real property and the levy rates provided by the political subdivisions (example, school districts, city, fire district, etc.) where the property is located. The higher the taxable value, the higher the amount due will be. The value of the property is determined by the county assessor. The taxable value of your property is listed on your tax bill.
Your real estate property tax is calculated by dividing the taxable value of the property by 100, and then multiplying that value by the levy rate for your area.
Real Estate Property Tax = (Taxable Value/100) x (Levy Rate)
The Collections Department cannot lower your assessed value, levy rate or tax bill amount.
Market Value is the amount the Assessor has determined your property is worth on the market.
Assessed value is a percentage of the market value as determined by the assessor's office. In order to calculate the assessed value, multiply the market value by the appropriate assessment rate for the type of property.
- Residential Property 19%
- Commercial Property 32%
- Agricultural Property 12%
Taxable value is the assessed value less any exempted value.
EXAMPLE OF VALUE CALCULATIONS & TAX DETERMINATION:
|Taxable Value / 100
|$9,500 / 100
Tax rates are set each year by local taxing entities within the limits allowed under the constitution and state law.
NEW PURCHASER/SELLER INFORMATION
The new owner/buyer has the responsibility for paying the total tax bill by December 31.
Generally, taxes are prorated between the buyer and seller. If this is being done, a proportionate amount of the estimated tax amount is credited to the buyer at the time of sale based on the number of months/days the seller owned the property during the tax year. If the buyer receives extra money at closing or loan settlement, it is recommended the buyer verify if those funds are for the payment of future taxes.
Generally, no money is paid to the Collector for taxes at the time of sale. However, a closing company as part of the sales transaction may pay any taxes currently due if known.
You will have real estate property taxes to pay each year you own the property.
Taxes are levied annually and due upon receipt. After December 31, interest, penalties and fees will apply.
A tax bill may be generated in the previous owner's (seller's) name and mailed to their mailing address unless the purchaser advises the Jackson County Assessor's office of the change in property ownership and mailing address. If you do NOT receive a real estate tax statement from the Jackson County Collector by December 10, contact the Collector's office.