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Updated 2025 Tax Year

Cook County
Property Tax Guide

Everything you need to know about property taxes in Cook 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
1% base rate plus local levies, varies significantly by district and municipality
1st Due
May 15
2nd Due
Oct 15
Exemptions
5+ Available
Section 1

How Property Tax Works

Cook County, Minnesota operates under a property tax system that funds essential local services including schools, roads, public safety, and county operations. Property taxes are based on the assessed value of real estate and are collected in two installments each year. The county's effective tax rate is projected to increase by 9.81% for the 2025 tax year, with the state base rate around 1% serving as a foundation before local levies are added.

Actual tax rates vary significantly by location within Cook County due to special taxing districts, school districts, and municipal boundaries. Properties may be subject to additional assessments for school bonds, fire districts, road improvements, and other local services. The final tax rate for any property depends on the combination of county levy, school district levy, municipal levy (if applicable), and any special district assessments that apply to that specific location.

Section 2

What Makes Up Your Tax Bill

ComponentRate RangeDescription
County General LevyVariesBasic county services, administration, roads
School District LevyVaries by DistrictLocal school funding, varies by school district boundaries
Municipal LevyVaries by CityCity services (where applicable)
Special DistrictsVariesFire districts, watershed districts, other special assessments
Total Effective Rate~1%+ baseCombined rate after all applicable levies

Rates shown apply to Levy Year 2025 and are subject to final budget approval. Actual rates vary significantly by property location within Cook County due to different combinations of school districts, municipalities, and special taxing districts. Contact the Cook County Assessor at 218-387-3650 for location-specific rate information.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cook 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 property taxes in Cook County are triggered by changes in property ownership, new construction, or property improvements that occur during the tax year. When these events happen, the county assessor determines the additional assessed value and applies the current tax rate to calculate the supplemental tax owed. The supplemental tax represents the difference between what was originally assessed and what should have been assessed for the portion of the year the change was in effect.

For example, if a homeowner completes a $50,000 addition in July, the supplemental tax would be calculated on that additional $50,000 in assessed value for the remaining months of the tax year. If the local tax rate is 1.5%, the annual tax on the addition would be $750, but the supplemental tax would be approximately $375 (for half the year). Supplemental taxes are typically billed separately from regular property tax statements.

Example Calculation

$300,000 Home (with Homestead Credit)

  • Assessed Value: $300,000
  • Homestead Credit Applied: Varies (application required)
  • Net Taxable Value: ~$285,000 (estimated)
  • Tax Rate: ~1.2% (example rate)
  • Annual Tax: ~$3,420
  • Monthly Escrow: ~$285

$600,000 Home (with Homestead Credit)

  • Assessed Value: $600,000
  • Homestead Credit Applied: Varies (application required)
  • Net Taxable Value: ~$580,000 (estimated)
  • Tax Rate: ~1.2% (example rate)
  • Annual Tax: ~$6,960
  • Monthly Escrow: ~$580

$1,000,000 Home (with Homestead Credit)

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: Varies (application required)
  • Net Taxable Value: ~$975,000 (estimated)
  • Tax Rate: ~1.2% (example rate)
  • Annual Tax: ~$11,700
  • Monthly Escrow: ~$975

Note: These examples use estimated rates and credit amounts. Actual rates vary by location within Cook County. Homestead and other credits require separate applications and are not automatic.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Cook County require borrowers to establish an escrow account to ensure property taxes are paid on time. The lender collects a portion of the annual property tax with each monthly mortgage payment and holds these funds in escrow. Cook County's bi-annual payment schedule (May 15 and October 15) requires lenders to plan for these specific due dates when calculating monthly escrow amounts.

Homeowners should verify that their lender has the correct tax amount, as Cook County's projected 9.81% increase for 2025 may require escrow adjustments. Property owners can view current tax statements at co.cook.mn.us to confirm accuracy. If escrow shortages occur due to tax increases or assessment changes, lenders typically offer options to spread the shortage over 12 months or pay it as a lump sum. Homeowners without mortgages are responsible for making payments directly to Cook County by the May 15 and October 15 deadlines.

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 Cook County property taxes due for 2025? A: Property taxes are due May 15 and October 15 each year. If the 15th falls on a weekend, taxes are due the following Monday. The first half for 2025 is due May 15, 2025.

Q: What tax credits are available and do I need to apply? A: The primary credit is the Homestead Credit for owner-occupied primary residences. This credit caps assessment increases rather than reducing market value. Application is required by December 31 of the year you wish to receive benefits. Contact the assessor at 218-387-3650 or assessor@co.cook.mn.us to apply.

Q: How does the Homestead Credit work? A: The Homestead Credit limits annual assessment increases on your primary residence and may qualify you for property tax refunds and special programs. It does not reduce your home's market value but provides tax relief. You must apply by December 31, and the property must be your primary residence.

Q: How often are properties reassessed in Cook County? A: Properties are reassessed regularly, with some categories seeing increases over 6% for 2025 assessments. Land valuations have increased up to 20% in some areas. Assessment notices are mailed to property owners with appeal information.

Q: What are the penalties for late payment? A: Late payments incur penalties and interest charges. Contact Cook County at co.cook.mn.us or the courthouse at 411 W 2nd Street for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Yes, Cook County offers an Online Payment Center accessible through co.cook.mn.us. You can also view and print current tax statements online at any time.

Q: Why did my taxes increase significantly for 2025? A: Cook County's property tax rate is projected to increase 9.81% for 2025. Additionally, certain property categories saw assessment increases over 6%, with some land valuations up 20%. Rate increases vary by special taxing districts within the county.

Q: How do special district taxes affect my bill? A: Your location within Cook County determines which special districts apply (fire, school, watershed, etc.). Each district adds its own levy to your tax bill. Contact the assessor's office to determine which districts apply to your specific property address.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Cook County 2025 Property Assessmentscookcountymn.gov
02
Tax Doc
2025 Truth-In-Taxationcookcountymn.gov
03
Tax Doc
PROPERTY TAX House Omnibus Tax Bill Articles 3-7, 10 ...revenue.state.mn.us
04
Tax Doc
1st Half Property Taxes are due Thursday, May 15cookcountymn.gov
05
County
Cook County, MNco.cook.mn.us
06
Tax Doc
reminder: property taxes are due by monday, october 17thcookcountymn.gov
07
Homestead Classificationcookcountymn.gov
08
Frequently Asked Questions about Homesteads:cookcountymn.gov
09
Table of Contents – Module 4 Homesteadsco.mcleod.mn.us
10
Tax Doc
PROPERTY TAX Senate Omnibus Tax Bill Articles 2-3, 5, 7 ...revenue.state.mn.us
All sources verified as of 2025 Tax Year

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