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Updated 2025 Tax Year

Nicholas County
Property Tax Guide

Everything you need to know about property taxes in Nicholas County, KY. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
Varies by district - typically 1.0-1.4% effective rate depending on fire, library, and municipal districts
Exemptions
4+ Available
Section 1

How Property Tax Works

Nicholas County, Kentucky operates under the state's property tax system where property taxes fund essential local services including schools, roads, emergency services, and county operations. Property taxes in Nicholas County are calculated based on assessed value multiplied by the local tax rate, which includes components for county government, school districts, and various special taxing districts.

The effective tax rate in Nicholas County varies depending on your specific location within the county due to different special taxing districts such as fire districts, library districts, and municipal boundaries. Property assessments are conducted by the Kentucky Property Valuation Administrator (PVA) office, with real property typically reassessed every four years. Your actual tax rate may differ from neighboring properties based on which combination of taxing districts serve your area.

Tax bills are issued annually and fund critical community services. Property owners should be aware that various tax credits are available but require separate applications and are not automatically applied to your tax bill.

Section 2

What Makes Up Your Tax Bill

Based on available information for the current levy year, property tax rates in Nicholas County include multiple components:

ComponentRate StructureDescription
State Tax$0.45 per $100 assessed valueCommonwealth of Kentucky base rate
County GovernmentVaries by districtGeneral county operations and services
School DistrictVaries by districtLocal school funding and operations
Special DistrictsVaries by locationFire protection, library, water districts as applicable

Note: Specific local rates for FY 2025-2026 are still being determined by county officials. The total effective rate varies significantly based on your property's location within Nicholas County due to different combinations of special taxing districts. Contact the Nicholas County PVA office at (859) 289-3730 for current rates applicable to your specific address.

Motor vehicle property taxes are assessed separately at the state rate plus applicable local rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Nicholas County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Nicholas County are additional property tax assessments that occur when there are changes to property ownership, improvements, or corrections to the original assessment during the tax year. Common triggers include new construction completion, property transfers that reveal assessment discrepancies, or additions/improvements that increase property value.

When supplemental taxes are issued, they are calculated on a pro-rated basis from the date the change occurred through the end of the tax year. For example, if you complete a home addition valued at $50,000 in July, you would owe supplemental taxes on that additional assessed value from July through the remainder of the tax year.

Supplemental tax bills are issued separately from your annual property tax bill and typically have their own due dates, usually 30 days from the issue date. These bills use the same tax rates that apply to your property's location but only apply to the additional assessed value that triggered the supplemental assessment.

Example Calculation

The following examples show estimated annual property taxes for Nicholas County (rates are illustrative pending final FY 2025-2026 determination):

$300,000 Home Value Example:

  • Assessed Value: $300,000 (100% of fair market value)
  • Less: Homestead Credit (if qualified): $0 (limits assessment increases only)
  • Net Taxable Value: $300,000
  • Estimated Tax Rate: ~1.0% (varies by district)
  • Annual Tax: ~$3,000
  • Monthly Escrow: ~$250

$600,000 Home Value Example:

  • Assessed Value: $600,000
  • Less: Applicable Credits: $0 (most credits limit growth, not value)
  • Net Taxable Value: $600,000
  • Estimated Tax Rate: ~1.0%
  • Annual Tax: ~$6,000
  • Monthly Escrow: ~$500

$1,000,000 Home Value Example:

  • Assessed Value: $1,000,000
  • Less: Applicable Credits: $0
  • Net Taxable Value: $1,000,000
  • Estimated Tax Rate: ~1.0%
  • Annual Tax: ~$10,000
  • Monthly Escrow: ~$833

Note: These calculations are estimates. Actual rates vary by specific location within Nicholas County. Tax credits require separate applications and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Nicholas County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects monthly escrow payments as part of your mortgage payment, typically 1/12th of your annual property tax bill plus insurance costs.

Property taxes in Nicholas County are due on the first Thursday in May each year (May 7, 2026 for the current tax year). Lenders typically pay your tax bill before this due date using funds from your escrow account. After payment, your lender will provide documentation showing the tax payment was made on your behalf.

You can verify your property tax payments and current balance by contacting the Nicholas County Sheriff's office, which handles tax collection, or by checking online payment systems if available. If you believe your escrow payment is incorrect, review your annual escrow analysis statement from your lender and contact them to discuss any discrepancies. Property owners remain ultimately responsible for ensuring taxes are paid even when using escrow services.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Nicholas County? A: Property taxes are due annually on the first Thursday in May. For 2026, the due date is May 7, 2026.

Q: What tax credits are available and how do I apply? A: The primary credit available is the Homestead Exemption for property owners 65+ or totally disabled. This credit limits assessment increases rather than reducing current value. Applications must be filed with the Nicholas County PVA office and are NOT automatic.

Q: How does the Homestead credit work? A: The Homestead credit doesn't reduce your home's assessed value but caps future assessment increases, providing property tax stability. You must apply through the PVA office and meet age (65+) or disability requirements.

Q: How often is my property reassessed? A: Real property in Kentucky is typically reassessed every four years by the Property Valuation Administrator. However, assessments can be updated annually for new construction or improvements.

Q: Can I appeal my property assessment? A: Yes, you can appeal your assessment to the Nicholas County Board of Assessment Appeals. Appeals must typically be filed by May 15th following the assessment notice.

Q: What are the penalties for late payment? A: Late payments incur interest charges and penalties. Contact the Nicholas County Sheriff's office for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Contact the Nicholas County Sheriff's office at (859) 289-3731 to inquire about online payment options and accepted payment methods.

Q: How do special district taxes affect my bill? A: Your total tax rate depends on which fire districts, library districts, and other special taxing districts serve your property. Properties in different areas of the county may have different total tax rates due to these district variations.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
Motor Vehicle Property Tax Rates 2025revenue.ky.gov
02
August 19, 2024 Regular Meeting Agendanicholas.kyschools.us
03
Tax Doc
COMMONWEALTH OF KENTUCKY PROPERTY TAX RATESrevenue.ky.gov
04
Tax Doc
2025 PERSONAL PROPERTY TAX FORMS AND ...revenue.ky.gov
05
Tax Doc
2024 personal property tax forms and instructions for ...revenue.ky.gov
06
Tax Doc
2020 personal property tax forms and instructions for ...revenue.ky.gov
07
Homestead Exemption - Department of Revenue - Kentucky.govrevenue.ky.gov
08
Tax Doc
Property Tax Exemptions - Department of Revenuerevenue.ky.gov
09
Margaret I. King Libraryteacher.nicholas.kyschools.us
10
Tax Doc
Property Tax Forms and Instructions for Public Service ...revenue.ky.gov
All sources verified as of 2025 Tax Year

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