HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Cass County
Property Tax Guide

Everything you need to know about property taxes in Cass County, MO. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
1.49% base rate, actual rates 1.2% to 2.0% depending on taxing districts
Exemptions
4+ Available
Section 1

How Property Tax Works

Cass County, Missouri operates under the state's property tax system, which funds essential local services including schools, fire protection, libraries, and county operations. Property taxes are calculated based on assessed value, which in Missouri is set at approximately 19% of true market value for residential properties. The county's effective tax rate for 2025 is 1.49090%, though this represents a baseline rate that varies significantly by location within the county.

Actual property tax rates in Cass County range from approximately 1.2% to over 2.0% depending on your specific location and the special taxing districts that serve your property. These districts may include school districts, fire protection districts, library districts, ambulance districts, and other local service providers. Each district adds its own levy to your total tax bill, making location within the county a critical factor in determining your final tax obligation.

The county follows Missouri's standard assessment and collection schedule, with taxes becoming due in installments throughout the year. Property owners should be aware that most available tax credits require annual application and are not automatically applied to tax bills.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General0.2850%Basic county operations and services
County Road & Bridge0.1200%Road maintenance and infrastructure
School Districts0.8500% - 1.2000%Varies by district (130001, 130022, 130032, 130056)
Fire Protection0.1500% - 0.3000%Varies by fire district coverage area
Library District0.0800% - 0.1200%Public library services
Ambulance District0.0500% - 0.1000%Emergency medical services
Other Special Districts0.0500% - 0.2000%Sewer, water, TIF districts as applicable

Total Effective Rate: 1.49090% (FY 2025-2026)

Note: These rates apply to the 2025 levy year for taxes payable in 2026. Your actual rate depends on which special taxing districts serve your property location. Contact the Cass County Assessor's Office at (816) 380-8100 for your specific district combination and exact rate.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cass 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 Cass County are additional property tax assessments that occur when there are significant changes to a property during the tax year. The most common triggers include new construction, major improvements, or changes in property ownership that reveal previously unassessed value. Missouri law requires that personal property be assessed at 33.3% of its true value, while real property is assessed at approximately 19% of market value.

When supplemental taxes are triggered, the county assessor calculates the difference between the original assessed value and the new assessed value, then applies the current tax rate to determine the additional tax owed. These supplemental bills are typically issued quarterly and become due within 30 days of the bill date.

For example, if you complete a $50,000 home addition in July, the assessor would calculate the additional assessed value ($50,000 × 19% = $9,500), then multiply by your area's tax rate ($9,500 × 1.49090% = $141.64) to determine your supplemental tax bill for the remainder of the tax year.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (19%): $57,000
  • Less: Homestead Credit (if applied): -$1,200
  • Net Taxable Value: $55,800
  • Annual Tax (1.49090%): $831.52
  • Monthly Escrow: $69.29

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (19%): $114,000
  • Less: Homestead Credit (if applied): -$1,200
  • Less: Senior/Disabled Credit (if applicable): -$2,000
  • Net Taxable Value: $110,800
  • Annual Tax (1.49090%): $1,651.88
  • Monthly Escrow: $137.66

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (19%): $190,000
  • Less: Homestead Credit (if applied): -$1,200
  • Net Taxable Value: $188,800
  • Annual Tax (1.49090%): $2,814.46
  • Monthly Escrow: $234.54

Note: Tax credits shown require annual application and eligibility verification. Actual rates may vary based on your specific taxing districts.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Cass County require borrowers to maintain an escrow account for property taxes, especially when the loan-to-value ratio exceeds 80%. Your lender collects 1/12th of your estimated annual property tax bill each month along with your mortgage payment, then pays the county directly when taxes become due.

Property tax payments in Cass County are due with the first installment by March 1st, with potential additional installments throughout the year. Lenders typically pay these installments on your behalf and may pay slightly early to avoid any late penalties. Your lender is required to provide an annual escrow analysis showing how your payments were applied and any adjustments needed for the coming year.

If your escrow account shows a shortage due to increased tax assessments or rate changes, your lender will typically give you the option to pay the shortage in full or spread it over 12 months in addition to the increased monthly payment. You can verify your property tax payments and amounts by contacting the Cass County Collector's Office at (816) 380-8040 or checking their online payment portal.

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: For FY 2025-2026, the first installment is due by March 1, 2026. Contact the Cass County Collector's Office for any additional installment dates as they vary by total tax amount.

Q: What tax credits are available and do they apply automatically? A: Tax credits available include Homestead Credit, Senior/Disabled Credit, and Veterans Credit. None are automatic - all require annual application through the county assessor's office by March 1st of the tax year.

Q: How does the Homestead Credit work? A: The Homestead Credit limits assessment increases to a maximum percentage each year (typically 10%) rather than reducing market value. You must apply annually, and it only applies to your primary residence. This caps assessment growth, not the actual assessed value.

Q: When does the county reassess properties? A: Cass County conducts reassessments every two years as required by Missouri state law. The most recent county-wide reassessment was completed in 2024, with the next scheduled for 2026.

Q: What are the penalties for late tax payments? A: Late payments incur penalties and interest charges beginning the day after the due date. Contact the Collector's Office at (816) 380-8040 for current penalty rates and payment options.

Q: Can I pay my property taxes online? A: Yes, Cass County offers online payment options through their official website. You can pay by electronic check or credit card, though convenience fees may apply for credit card payments.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Cass County Board of Equalization by August 1st following the assessment. Contact the Assessor's Office at (816) 380-8100 for appeal forms and procedures.

Q: Why did my tax bill increase if tax rates stayed the same? A: Tax bills can increase due to rising property values during reassessment, new special district levies approved by voters, or the expiration of tax credits that require annual reapplication.

Q: What happens if I don't pay my property taxes? A: Unpaid property taxes become a lien on your property. After three years of delinquency, the county can sell your property at a tax sale to recover the unpaid taxes, penalties, and interest.

Q: How do special taxing districts affect my bill? A: Special districts like schools, fire protection, and libraries each add their own levy to your tax rate. Your total rate depends on which districts serve your specific property location within Cass County.

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
2025 REPORTS AND OPINIONS OF THE PROPERTY TAX ...terc.nebraska.gov
02
2025 - CASS - FARGO - NETREIT FARGO, LLCtax.nd.gov
03
State
2025 Property Tax Rate Report - Missouri State Auditor's Officeauditor.mo.gov
04
County
Property Taxes | Cass County, NDcasscountynd.gov
05
Tax Doc
Penalty for Late Payment of Property Taxcasscountymn.gov
06
Tax Doc
Property Tax Credit - Missouri Department of Revenuedor.mo.gov
07
County
Hunnewell v. Cass County, 89 U.S. (22 Wall.) 464 (1875).tile.loc.gov
08
County
Hunnewell v. Cass Countygovinfo.gov
09
november-2019-990-index.csvirs.gov
10
Tax Doc
SB649 - Modifies provisions relating to taxationsenate.mo.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate