1. How do I reschedule my appeal hearing time and date?
It is best to keep your original scheduled hearing time and date. If it is necessary to reschedule, please email your name, parcel number, date of original scheduled hearing to ghoward@jacksongov.org. Rescheduled hearings will not be given a new hearing time or date until all hearings are completed.
2. I need to update my address or name on my real property account.
Call the Assessment Department at 816-881-3530 or email tpaASMT@jacksongov.org.
3. I need to talk to the Real Property Assessment Department. How do I reach them?
Make an appointment to speak with that department. The best way to make an appointment is to call 816-881-3530 or email tpaASMT@jacksongov.org
4. I have not received my assessment notice for 2023. Can I still file my appeal?
The deadline for appeals was July 31, 2023. Please contact the Real Property Assessment Department 816-881-3530 or email tpaASMT@jacksongov.org and request a print summary of property values.
5. After my appeal processed through BOE, do I have additional options to appeal the market value?
Yes, after your appeal is processed with the county’s BOE, you can file an appeal for with the State Tax Commission (STC) by going online to their website. They have their own appeal application and process. This is separate from the county. Commercial appeals will require a lawyer for representation.
6. If I don’t agree with Assessment’s stipulations, do I still have my BOE hearing?
Yes, only if you did not sign the stipulation sent. If you signed the stipulation given by assessment your BOE appeal has been cancelled and you are no longer able to file an appeal with the State Tax Commission (STC).
7. What do I need to do to withdraw my appeal?
If you wish to withdraw your appeal, it must be in writing from the homeowner. This can be done online by using the Withdraw Appeal Form, in-person, or by mail to 415 E 12th Street Suite 102/104 Kansas City, MO, 64106. If withdrawing an appeal by mail you will need to have the parcel number and the statement saying you wish to withdraw your 2023 appeal. This can be done at any time.
Questions related to billing
8. I filed an appeal to reduce the value of my home and have not had my hearing. What are my options?
The amount stated on your bill is due in full on or before December 31.
If you have a 2023 appeal resolved prior to the end of the year, please note that recalculations for 2023 appeal decisions are suspended until January 2025. Therefore the 2024 tax bill must be paid in full by December 31, 2024. Once the values have been adjusted for 2023 and 2024 the account can be recalculated, and a refund of any excess payment will be issued automatically. You do not need to pay under protest to receive a refund based on a value change.
If you have a 2023 appeal resolved after the beginning of the year and your value is reduced, then the amount on your current bill is due on December 31 and a refund of any excess payment will be issued. You do not need to pay under protest to receive a refund based on a value change. We do accept partial payments on real property, but interest, penalties, and fees will accrue on any unpaid amount due if not paid on or before December 31. Partial payments cannot be made online.
9. I requested an informal review by the Assessment Department and agreed to a stipulated value, but that new value isn’t reflected on my bill, what should I do?
If a stipulated agreement was not received by the Assessment Department prior to the generation of bills in October, the bill will not reflect that agreement. Please note that recalculations for stipulations are suspended until January 2025. Therefore the 2024 tax bill must be paid in full by December 31, 2024. Once the values have been adjusted the account can be recalculated and a refund of any excess payment will be issued automatically. You do not need to pay under protest to receive a refund based on a value change. If you do not provide the stipulated agreement to the Assessment Department until after the end of the year, then the full amount due on the initial bill will still be required and a refund will be generated.
10. Will I be liable for the interest, penalties, and fees if I wait to pay my taxes until my appeal is complete and that is after the first of the year? Does this change if I am successful in my appeal?
State statute requires that all taxes due be paid on or before December 31. If the taxes due on December 31 are not paid in full, you will be subject to interest, penalties, and fees on any amount not paid by that date. Any taxpayer who prevails on an appeal of value but has not made any tax payment for the year in question, will still be responsible for interest, penalties, and fees, but only based on the amount of the property valuation determined by the appeal, and not based on the county’s original valuation.
11. If a taxpayer still has a pending appeal that is not resolved by December 31 but they cannot afford to pay the full amount, can they pay what they owed last year, or any lesser amount?
We do accept partial payment on real property taxes. This will limit the amount of interest, penalties, and fees owed. However, interest, penalties, and fees will still be owed on any difference between what is paid and what is later owed based on whatever value results from an appeal of value. It is also possible that a taxpayer would be entitled to a refund if the partial payment made is higher than the taxes due after the determination of value resulting from an appeal. Partial payments cannot be made online.
12. If I pay the amount stated on the bill and my value is reduced, what do I need to do to get a refund?
Refunds are automatically generated as a result of a value reduction. No steps need to be taken by a taxpayer to receive a refund based on a value reduction related to an informal review, BOE appeal, or STC appeal. If your bill is paid by a mortgage company, any refund amount would be returned to the mortgage company.
13. Do I need to pay under protest to get a refund?
You do not need to pay under protest to receive a refund based on a value change. The refund process occurs automatically. Should you choose to pay under protest, the refund can only be generated during our release of protested funds which occurs every other month. Payments can only be made under protest if they are made on time and paid in full.
14. Do I need to pay under protest to preserve my right to appeal to the BOE or the STC?
No. Paying under protest has no impact on a taxpayer’s right to appeal to the BOE or the STC.
15. How do I pay under protest?
Please Note: If your property is currently under appeal with the BOE and the appeal results in a refund, paying under protest is NOT a requirement to get said refund. In fact, in many cases, paying under protest could result in a delay of when the refund can be issued.
Payments under protest must be made in accordance with Missouri Statute 139.031. The language of the statute states, in part:
- Any such taxpayer desiring to pay any current taxes under protest or while paying taxes based upon a disputed assessment shall, at the time of paying such taxes, make full payment of the current tax bill before the delinquency date
- And file with the collector a written statement setting forth the grounds on which the protest is based.
- The statement shall include the true value in money (fair market value of the property) claimed by the taxpayer if disputed.
Please refer to the full language of the statute for additional requirements and information. The full language of the statute can be found at https://revisor.mo.gov.
To understand and protect your legal rights, you should consult your own attorney regarding any legal advice, questions or issues.
16. Please send payments under protest, with the corresponding bill remittance, and the corresponding letter to the address below:
Jackson County Department of Collection
Attention: Protest
P.O. Box 219747
Kansas City, MO 64121-9747