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Updated 2025 Tax Year

Olmsted County
Property Tax Guide

Everything you need to know about property taxes in Olmsted 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
Approximately 1% of market value, varies significantly by city/township and school district within county
1st Due
May 15
2nd Due
Oct 15
Exemptions
5+ Available
Section 1

How Property Tax Works

Olmsted County, Minnesota operates under a property tax system that funds essential local services including county operations, public schools, cities and townships, and special districts. Property taxes are the primary revenue source for local government services such as public safety, road maintenance, parks and recreation, and educational programs. The county follows Minnesota's property tax structure with an effective tax rate of approximately 1% of market value, though actual rates vary significantly based on your specific location within the county.

Your actual property tax rate depends on which taxing jurisdictions serve your property, including your city or township, school district, and any special taxing districts. For the 2025 tax year, typical components include county taxes ($950.08 per $100,000 of taxable value), city/town taxes ($1,165.58 per $100,000), and school district voter levies ($505.24 per $100,000). These rates can vary considerably depending on your exact location within Olmsted County due to different municipal boundaries and special assessment districts.

Section 2

What Makes Up Your Tax Bill

ComponentRate per $100K Taxable ValueDescription
County Tax$950.08Funds county services, roads, public safety, courts
City/Town Tax$1,165.58Municipal services, local roads, utilities, parks
School District$505.24Public education, voter-approved school levies
State Tax$0.00No state property tax levy
Total Base Rate$2,620.90Combined rate before special districts

Rates shown are for the 2025 tax year (payable in 2025). Actual rates vary by specific location within Olmsted County based on your city/township and school district. Additional special assessments may apply for watershed districts, library districts, or other special taxing jurisdictions in your area.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Olmsted 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 Olmsted County are additional property tax assessments that occur when there are significant changes to a property during the tax year. The most common trigger is new construction or major improvements that increase a property's assessed value after the annual assessment date (January 2nd). When new construction is completed or substantial improvements are made, the county assessor determines the additional taxable value and applies the current tax rate to calculate the supplemental tax.

For example, if you complete a $50,000 home addition in June and your combined tax rate is 2.62%, you would owe approximately $1,310 in supplemental taxes for the remaining portion of the tax year. Supplemental tax bills are typically issued within 30-60 days of the assessment and become due immediately upon issuance, separate from your regular property tax payment schedule.

Example Calculation

Example 1: $300,000 Home with Homestead Credit

  • Market Value: $300,000
  • Homestead Classification: Reduces effective tax rate
  • Estimated Taxable Value: $285,000
  • Annual Tax: $7,478 (at 2.62% effective rate)
  • Monthly Escrow: $623

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Homestead Classification: Applied (requires application)
  • Estimated Taxable Value: $570,000
  • Annual Tax: $14,934 (at 2.62% effective rate)
  • Monthly Escrow: $1,244

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

  • Market Value: $1,000,000
  • No homestead or other credits applied
  • Taxable Value: $1,000,000
  • Annual Tax: $26,209 (at 2.62% effective rate)
  • Monthly Escrow: $2,184

Note: Homestead credit requires annual application and caps assessment increases. Actual rates vary by location within the county.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Olmsted County require property tax escrow accounts for borrowers with less than 20% equity. Your lender collects monthly payments equal to 1/12th of your annual property tax bill and holds these funds to pay your taxes when due. Property taxes are paid in two installments: the first half due May 15, 2025, and the second half due October 15, 2025, though some sources indicate different dates (April 9 and September 10), so verify with your specific tax statement.

Lenders typically review escrow accounts annually and may adjust your monthly payment based on actual tax bills and account balances. If your account has a shortage, the lender may increase your monthly payment or offer a lump-sum payment option. Property owners are responsible for ensuring their lender has current tax information, and you should verify that payments are made on time to avoid penalties and interest charges.

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 Olmsted County? A: For 2025, property taxes are paid in two installments. Verify your specific due dates on your tax statement, as sources show either May 15/October 15 or April 9/September 10, 2025.

Q: What is the Homestead credit and how do I apply? A: The Homestead credit is available for owner-occupied properties and caps assessment increases while providing favorable tax classification. You must file an annual application (Form CR-H) with the Property Records & Licensing department. This is NOT automatic and requires renewal.

Q: Are there other tax credits available? A: Yes, including the Blind/Disabled Homestead credit for qualifying individuals. All credits require separate applications and are not automatically applied. Contact the county assessor at 507-328-7635 for specific eligibility requirements.

Q: How can I pay my property taxes online? A: Property taxes can be paid online via credit card or e-check through the Olmsted County Property Information website using your Property Parcel ID Number as the account number.

Q: What happens if I pay late? A: Late payments incur penalties and interest charges. Contact Olmsted County Records and Revenue at 507-328-7635 for specific penalty rates and payment options for delinquent taxes.

Q: How often are properties assessed? A: Properties are assessed annually as of January 2nd. Assessment notices are typically mailed in March, with appeal deadlines in April/May.

Q: Can I appeal my property assessment? A: Yes, you can appeal your assessment to the Local Board of Appeal and Equalization or the County Board. Appeals must be filed within specific deadlines after receiving your assessment notice.

Q: Why do tax rates vary within Olmsted County? A: Tax rates vary based on your specific location's taxing jurisdictions, including your city/township, school district, and any special districts like watershed or library districts that serve your property.

Q: Where do I send applications for tax credits? A: Mail applications to: Property Records & Licensing, 151 4th Street SE, Rochester, MN 55904, or contact them at 507-328-7635 for assistance.

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
Property Tax Informationpublicaccess.co.olmsted.mn.us
02
County
Olmsted County sets preliminary levy for 2025olmstedcounty.gov
03
Tax Doc
Paying property taxesolmstedcounty.gov
04
Tax Doc
Reminder: Second half 2025 property tax payments due ...olmstedcounty.gov
05
Tax Doc
Reminder: 2025 property tax payment due dates and ...olmstedcounty.gov
06
County
Homestead Applications | Olmsted County, MNolmstedcounty.gov
07
County
Olmsted County Property Informationpublicaccess.co.olmsted.mn.us
08
County
Olmsted County Property Taxnacdashboard.nara.gov
09
County
3654 Olmsted County Service Charges Ordinanceolmstedcounty.gov
10
Tax Doc
Property Tax Analysisrevenue.state.mn.us
All sources verified as of 2025 Tax Year

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