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Updated 2025 Tax Year

Cass County
Property Tax Guide

Everything you need to know about property taxes in Cass County, MN. 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
Around 0.35744% for 2025 levy year, varies by location and taxing districts
1st Due
May 15
2nd Due
Oct 15
Exemptions
5+ Available
Section 1

How Property Tax Works

Cass County, Minnesota operates under a property tax system that funds essential local services including schools, roads, public safety, and county operations. Property taxes are the primary revenue source for local government services, with tax bills reflecting contributions to multiple taxing jurisdictions including the county, school districts, cities or townships, and various special districts.

The effective tax rate in Cass County varies significantly by location due to different combinations of special taxing districts. Based on recent data, property owners can expect rates around 0.35744% for the 2025 levy year, though final rates for 2026 are still being determined. Your actual rate depends on your specific location within the county and which school district, city, township, and special districts (such as fire districts or watershed districts) serve your property.

Property assessments in Cass County are conducted annually, with the county assessor determining market values as of January 2nd each year for taxes payable the following year. These assessments, combined with the various tax levies, determine your final property tax bill.

Section 2

What Makes Up Your Tax Bill

ComponentRate/LevyDescription
County GeneralVariesBasic county services, roads, administration
School DistrictVariesLocal school district operating and capital levies
City/TownshipVariesMunicipal services, local infrastructure
Special DistrictsVariesFire districts, watershed districts, library districts
Estimated Combined Rate0.35744%2025 levy year (preliminary)

Note: These rates apply to the 2025 levy year. Final 2026 rates are not yet available. Your actual tax rate depends on your specific location within Cass County and which taxing jurisdictions serve your property. Unorganized townships show a preliminary net levy of $249,000 for 2026, unchanged from 2025.

The county publishes final tax rates after all taxing jurisdictions certify their levies, typically in December for taxes payable the following year.

Section 3

When Are Property Taxes Due?

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

First Installment
May 15
Delinquent after Dec 10
Second Installment
Oct 15
Delinquent after Apr 10
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 Cass County are additional tax bills issued when property changes ownership, undergoes new construction, or experiences other assessable changes during the tax year. These supplemental bills ensure that property taxes reflect current ownership and property conditions rather than waiting for the next regular assessment cycle.

Supplemental taxes are calculated by applying the current tax rate to the difference between the old and new assessed values, prorated for the portion of the tax year affected. For example, if you purchase a home in July that was previously under-assessed, you may receive a supplemental bill covering July through December for the additional assessed value.

Common triggers include: property sales that reveal market values different from assessed values, completion of new construction or major renovations, changes in property use or classification, and correction of assessment errors. Property owners typically receive supplemental bills within 60-90 days of the triggering event, with payment due within 30 days of issuance.

Example Calculation

Example 1: $300,000 Home with Homestead Credit

  • Market Value: $300,000
  • Homestead Market Value Exclusion: $38,000
  • Net Taxable Value: $262,000
  • Annual Tax (0.35744% rate): $936
  • Monthly Payment: $78

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Homestead Market Value Exclusion: $38,000
  • Net Taxable Value: $562,000
  • Annual Tax (0.35744% rate): $2,008
  • Monthly Payment: $167

Example 3: $1,000,000 Home (No Homestead)

  • Market Value: $1,000,000
  • Net Taxable Value: $1,000,000
  • Annual Tax (0.35744% rate): $3,574
  • Monthly Payment: $298

Note: Homestead applications must be filed with the County Assessor by December 31st. The homestead benefit shown is the market value exclusion and caps assessment increases. Additional credits may be available for senior citizens, disabled veterans, or agricultural property but require separate applications.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Cass County require property tax escrow accounts to ensure timely tax payments. Your lender collects monthly escrow payments as part of your mortgage payment, typically calculated by dividing your annual property tax bill by 12, plus a small cushion for potential increases.

Lenders pay your property taxes directly to Cass County according to the payment schedule: first half by May 15th and second half by October 15th for non-farm property (November 15th for agricultural property). Your lender should provide annual escrow statements showing tax payments made on your behalf and any account adjustments needed for the following year.

If your property taxes increase or decrease significantly, your lender will adjust your monthly escrow payment accordingly. You can verify that taxes were paid correctly by checking your property record on the Cass County website or contacting the county treasurer's office. 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 Cass County? A: First half taxes are due May 15th (or full payment if under $100). Second half is due October 15th for non-farm property and November 15th for agricultural property. Resort properties have different dates with first half due May 31st.

Q: What homestead tax credits are available and how do I apply? A: The homestead classification provides a market value exclusion and caps assessment increases. You must apply with the County Assessor by December 31st if you changed residence during the year. The property must be your primary residence as of December 1st. Applications are not automatic and must be renewed if ownership or occupancy changes.

Q: Are there other tax credits I can apply for? A: Yes, but all require separate applications. Senior citizen credits, disabled veteran credits, and agricultural land credits are available. Contact the County Assessor's office for specific eligibility requirements and application deadlines, as most have December 31st filing deadlines.

Q: How often is my property assessed? A: Cass County assesses all property annually, with market values determined as of January 2nd each year. Assessment notices are typically mailed in March, with appeals due by April 30th to the local board of appeal and equalization.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Contact the County Treasurer's office immediately if you cannot meet payment deadlines to discuss options and avoid additional penalties.

Q: Can I pay my property taxes online? A: Check the Cass County official website for current online payment options and accepted payment methods. Many counties offer online payment systems for convenience.

Q: Why did I receive a supplemental tax bill? A: Supplemental taxes are issued when property changes occur during the tax year, such as ownership changes, new construction completion, or assessment corrections. These ensure taxes reflect current property conditions.

Q: How do special district taxes affect my bill? A: Your location determines which special districts (fire, library, watershed, etc.) serve your property. Each district can levy taxes for their services, which appear as separate line items on your tax statement. Rates vary significantly across the county based on district combinations.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
cass county board of commissionerscasscountymn.gov
02
Receive and File Report Back from the Citizen Budget ...casscountymn.gov
03
County
cass countycasscountymn.gov
04
Tax Doc
Property Tax Payment Due Datescasscountymn.gov
05
Frequently Asked Questions - CivicPlus.CMS.FAQcasscountymn.gov
06
Tax Doc
FAQs • I didn't pay my taxes last year - now what do I do?casscountymn.gov
07
eo_mn.csvirs.gov
08
Frequently Asked Questions - CivicPlus.CMS.FAQcasscountymn.gov
09
Tax Doc
property taxrevenue.state.mn.us
10
Tax Doc
PROPERTY TAX Omnibus Tax Bill Articles 6-7, 9-11, 13, ...revenue.state.mn.us
All sources verified as of 2025 Tax Year

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