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Updated 2025 Tax Year

Buchanan County
Property Tax Guide

Everything you need to know about property taxes in Buchanan County, MO. 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 taxing district (typically 1.5% to 3.5% of assessed value depending on location and overlapping districts)
Exemptions
5+ Available
Section 1

How Property Tax Works

Buchanan County, Missouri operates on a property tax system that serves as a primary funding mechanism for essential local services including schools, roads, emergency services, and county operations. Property taxes in Buchanan County are calculated based on assessed value, which is determined by the county assessor and subject to Missouri's assessment ratio requirements. The county follows Missouri's standard assessment practices with residential property typically assessed at 19% of market value.

Property tax rates in Buchanan County vary significantly depending on your specific location within the county due to multiple overlapping special taxing districts. These districts may include school districts, fire protection districts, library districts, and other municipal services. While the county's general fund tax levy was proposed at $0.0500 per $100 of assessed valuation for 2025, your total effective rate will likely be much higher when combined with all applicable district taxes. Property owners should expect total effective rates typically ranging from 0.8% to 1.2% of market value, though this can vary based on the specific combination of taxing districts serving your property.

Section 2

What Makes Up Your Tax Bill

ComponentRate per $100 ValuationDescription
County General Fund$0.0500Basic county operations and services (FY 2025)
School DistrictsVaries by districtLocal school district operations and debt service
Fire ProtectionVaries by districtFire and emergency services
Library DistrictVaries by districtPublic library services
Road DistrictsVaries by districtRoad maintenance and improvements
Municipal TaxesVaries by cityCity services (if within city limits)
Special AssessmentsVariesBonds, TIF districts, and other special projects

Note: The rates shown are for the 2025 levy year. Your actual total tax rate depends on which special taxing districts serve your specific property location. School district taxes typically represent the largest portion of your total property tax bill. Contact the Buchanan County Assessor's office to determine the exact combination of districts applicable to your property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Buchanan 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 Buchanan County are additional property tax assessments that occur when there are changes to property ownership, value, or use during the tax year. The most common triggers include new construction completion, property improvements that increase assessed value, change of ownership that removes previous exemptions or credits, or correction of assessment errors discovered mid-year.

When supplemental taxes are levied, they are calculated based on the difference between the new assessed value and the previous assessed value, multiplied by the applicable tax rate for the remaining months of the tax year. For example, if a home addition is completed in March and increases the assessed value by $20,000, the supplemental tax would be calculated on that $20,000 increase for the remaining 9 months of the tax year (March through December). The supplemental bill is typically issued separately from the regular annual tax bill and has its own due date, usually within 30 days of issuance.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (19%): $57,000
  • Senior Homestead Credit Applied: -$1,100 (if eligible and applied for)
  • Net Taxable Value: $55,900
  • Estimated Total Tax Rate: 1.0%
  • Annual Tax: $559
  • Monthly Escrow: $47

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (19%): $114,000
  • Senior Homestead Credit Applied: -$1,100 (if eligible and applied for)
  • Net Taxable Value: $112,900
  • Estimated Total Tax Rate: 1.0%
  • Annual Tax: $1,129
  • Monthly Escrow: $94

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (19%): $190,000
  • Senior Homestead Credit Applied: -$1,100 (if eligible and applied for)
  • Net Taxable Value: $188,900
  • Estimated Total Tax Rate: 1.0%
  • Annual Tax: $1,889
  • Monthly Escrow: $157

Note: These examples use estimated rates. Actual rates vary by taxing district. The Senior Homestead Credit requires annual application and eligibility verification. Credits reduce your tax bill dollar-for-dollar, not your assessed value.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Buchanan County require borrowers to maintain an escrow account for property tax payments, especially when the loan-to-value ratio exceeds 80%. Your lender will estimate your annual property tax liability and divide it by 12 to determine your monthly escrow payment. The lender typically maintains a cushion of 1-2 months of payments in the account to ensure adequate funds are available when taxes are due.

Property taxes in Buchanan County are due December 31st annually, and lenders usually pay these taxes directly to the county collector on behalf of homeowners. Your lender will provide an annual escrow analysis statement showing the account activity, including any shortage or surplus. If there's a shortage due to increased tax assessments or rate changes, your monthly escrow payment will be adjusted accordingly. Property owners should verify that their lender has paid taxes on time by checking with the Buchanan County Collector's office, as homeowners remain ultimately responsible for ensuring taxes are paid even when using escrow services.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Buchanan County for the current fiscal year? A: Property taxes are due December 31st without penalty. Tax bills are mailed in November and payments must be received or postmarked by December 31st to avoid late penalties.

Q: What tax credits are available and how do I apply? A: Buchanan County offers a Senior Citizen Homestead Property Tax Credit for residents 62 and older. This credit can reduce your tax bill by up to $1,100 for homeowners. You must apply annually with the county assessor's office - credits are NOT automatic and require meeting income and residency requirements.

Q: How does the Homestead Credit work? A: The Senior Homestead Credit is a direct reduction of your tax bill (up to $1,100), not a reduction in assessed value. You must be 62+, own and occupy the home as your primary residence, be responsible for the taxes, and meet income limits. Application is required each year.

Q: When are properties reassessed and how can I appeal? A: Assessment totals are turned over to the county clerk by July 1st each year. Appeals to the Board of Equalization must be in writing on forms provided by the county clerk and filed by the 2nd Monday in July. Board hearings begin the 3rd Monday in July, and you can appeal to the State Tax Commission by September 30th.

Q: What are the penalties for late tax payments? A: Taxes paid after December 31st incur penalties and interest. Contact the Buchanan County Collector's office for current penalty rates and payment options for delinquent taxes.

Q: Can I pay property taxes online? A: Contact the Buchanan County Collector's office directly to inquire about online payment options and accepted payment methods for property taxes.

Q: Why did my taxes increase when my assessment stayed the same? A: Tax increases can occur due to higher tax rates from various taxing districts (schools, fire, library, etc.) even if your assessed value remains unchanged. Special district bond issues and budget increases affect your total tax rate.

Q: What if I disagree with my property assessment? A: You can appeal your assessment by filing a written appeal with the county clerk by the 2nd Monday in July using forms provided by the clerk's office. The Board of Equalization will hear your case, and further appeals can be made to the Missouri State Tax Commission by September 30th.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Tax Rate Hearing 2025.pdf - Buchanan County Missourico.buchanan.mo.us
02
County
Tax Rates for County: Buchananauditor.mo.gov
03
Tax Doc
Notice of Tax Rate Hearing on August 20 2025co.buchanan.mo.us
04
County
Important Dates | Buchanan County, MO - Official Websiteco.buchanan.mo.us
05
County
Tax Payment Deadline - Buchanan County Missourico.buchanan.mo.us
06
County
Collector's Office | Buchanan County, MO - Official Websiteco.buchanan.mo.us
07
County
Buchanan County Commission Adopts Ordinance Authorizing ...co.buchanan.mo.us
08
Tax Doc
Senior Citizen Homestead Property Tax Creditco.buchanan.mo.us
09
County
Missouri Property Tax Credit Program | Buchanan County, MOco.buchanan.mo.us
10
County
2024 Governance Letter.pdf - Buchanan County Missourico.buchanan.mo.us
All sources verified as of 2025 Tax Year

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