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Updated 2025 Tax Year

St. Louis County
Property Tax Guide

Everything you need to know about property taxes in St. Louis 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
12.4% of assessed value (general rate), varies by municipality and special districts
1st Due
May 15
2nd Due
Oct 15
Exemptions
5+ Available
Section 1

How Property Tax Works

St. Louis County, Minnesota operates under a property tax system that funds essential local services including schools, county government operations, municipal services, and special districts. The county's property tax system is based on assessed property values, with the 2025 general property tax rate set at 12.4% of assessed value. However, actual tax rates vary significantly by location within the county due to overlapping special taxing districts, including school districts, municipal levies, and special assessment districts.

Property owners in St. Louis County should understand that their total tax bill consists of multiple components from different taxing authorities. The county encompasses numerous municipalities and school districts, each with their own levy rates, meaning two properties of equal value in different locations may have substantially different tax obligations. The effective tax rate typically ranges from approximately 1% to 2% of market value, depending on the specific location and applicable tax credits or classifications.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General Levy12.4%St. Louis County general operations (FY 2025)
School District LevyVariesLocal school district operations and bonds
Municipal LevyVariesCity/township services and infrastructure
Special DistrictsVariesFire districts, watershed districts, etc.
State Education LevyVariesState-mandated school funding component

Note: The 12.4% rate applies to the assessed value after classification rates are applied. Actual effective rates vary significantly by municipality and special taxing districts within St. Louis County. Rates shown are for levy year 2025 and may change annually based on approved budgets.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in St. Louis 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 St. Louis County are additional property tax assessments that occur when there are changes to property ownership, improvements, or reassessments outside the regular assessment cycle. These are triggered by events such as new construction completion, major renovations that increase property value, ownership transfers, or corrections to previous assessments.

Supplemental taxes are calculated by applying the current year's tax rate to the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining. For example, if a $50,000 addition is completed in January and increases the assessed value by $45,000, the supplemental tax would be calculated on that $45,000 increase for the full tax year. Property owners receive a separate supplemental tax bill with specific due dates that differ from regular property tax payment schedules.

Example Calculation

Example 1: $300,000 Home with Homestead Credit

  • Market Value: $300,000
  • Assessed Value (after classification): $300,000
  • Homestead Credit Applied: -$15,000 (estimated, requires application)
  • Net Taxable Value: $285,000
  • Annual Tax (at 1.2% effective rate): $3,420
  • Monthly Escrow: $285

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Assessed Value (after classification): $600,000
  • Homestead Credit Applied: -$20,000 (estimated, requires application)
  • Net Taxable Value: $580,000
  • Annual Tax (at 1.3% effective rate): $7,540
  • Monthly Escrow: $628

Example 3: $1,000,000 Home (Non-homestead)

  • Market Value: $1,000,000
  • Assessed Value (after classification): $1,000,000
  • Credits Applied: None
  • Net Taxable Value: $1,000,000
  • Annual Tax (at 1.5% effective rate): $15,000
  • Monthly Escrow: $1,250

All credits require application and approval. Effective rates vary by location within St. Louis County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in St. Louis County require property tax escrow accounts to ensure timely payment of property taxes. Lenders collect monthly payments equal to 1/12th of the annual tax bill and hold these funds in an escrow account. The lender pays property taxes directly to St. Louis County on the May 15th and October 15th due dates.

Property owners should verify that their lender has current tax information, especially after assessment changes or credit applications. Escrow accounts are analyzed annually, and monthly payments may increase or decrease based on actual tax bills and account balances. Property owners receive an annual escrow statement showing all deposits, payments, and any surplus or shortage. If taxes increase significantly due to reassessment or loss of credits, escrow payments will adjust accordingly, sometimes requiring a lump sum payment to cover shortfalls.

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 St. Louis County for 2025? A: First half payments are due May 15, 2025. For taxes over $100, the second half is due October 15, 2025. Personal property taxes are due May 15th to avoid penalties.

Q: What homestead tax credits are available and how do I apply? A: New homeowners must contact the Assessor's Department to apply for homestead classification, which caps assessment increases and provides preferential treatment. This is not automatic and requires application.

Q: What are the penalty rates for late payments? A: Penalties are 2% on homestead properties and cabins, 4% on all other property types for the October payment, and 8% penalty on personal property taxes paid after May 15th.

Q: How often are properties reassessed in St. Louis County? A: Properties are reassessed periodically by the county assessor. Assessment schedules vary, but significant changes in property value or improvements trigger reassessment outside regular cycles.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal assessments through the county assessor's office and subsequently to the Local Board of Appeal and Equalization if not satisfied with the initial review.

Q: Are there tax exemptions for seniors or veterans? A: Various tax credits may be available for qualifying seniors, veterans, and disabled persons. Contact the St. Louis County Assessor's Department for specific programs and application requirements.

Q: How do I pay property taxes online? A: St. Louis County offers online payment options through their official website. Property owners can pay by electronic check or credit card, though convenience fees may apply for credit card payments.

Q: Why do tax rates vary within St. Louis County? A: Different municipalities, school districts, and special taxing districts within the county have separate levy authorities, creating varying total tax rates depending on property location.

Q: What happens if I don't receive my tax statement? A: Property owners are responsible for paying taxes even if statements are not received. Contact the St. Louis County Treasurer's office to obtain current tax information and payment details.

Q: Do special district taxes require separate applications or credits? A: Special district taxes are typically based on the same assessed value as county taxes, but each district may have specific programs or credits requiring separate applications.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
ST LOUIS COUNTY NOTICE OF TAXES PAYABLE IN 2025stlouiscountymn.gov
02
St. Louis Park City Council approves preliminary 2025 levystlouisparkmn.gov
03
Budget & Capital Improvement Planstlouiscountymn.gov
04
County
ST LOUIS COUNTY NOTICE OF TAXES PAYABLE IN 2024stlouiscountymn.gov
05
Tax Doc
Understanding property taxes | City Newsstlouisparkmn.gov
06
Property Classificationstlouiscountymn.gov
07
Tax Doc
Property Tax Exemptionstlouiscountymn.gov
08
Tax Doc
Property Tax Refundstlouiscountymn.gov
09
Tax Doc
Property Tax Law Summaryrevenue.state.mn.us
10
Tax Doc
Del Taxes 2025stlouiscountymn.gov
All sources verified as of 2025 Tax Year

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