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Updated 2025 Tax Year

Cooper County
Property Tax Guide

Everything you need to know about property taxes in Cooper 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 district, approximately 1.0% base rate plus local district additions
1st Due
Dec 31
Exemptions
4+ Available
Section 1

How Property Tax Works

Cooper County, Missouri operates under the state's property tax system where taxes are assessed annually and serve as the primary funding source for local government services, schools, fire protection, libraries, and other essential community services. Property taxes attach as an enforceable lien on January 1st each year, with taxes levied on October 1st and bills typically mailed to property owners in November.

The effective tax rate in Cooper County varies significantly depending on your property's location within the county due to overlapping special taxing districts such as school districts, fire districts, ambulance districts, and other local authorities. Missouri's statewide average property tax rate is approximately 1.0% of assessed value, but your actual rate may be higher or lower based on the specific combination of taxing districts that serve your property. Assessment is based on market value as determined by the County Assessor's office, and property owners should be aware that rates and assessments can change annually based on budget needs and property value fluctuations.

Section 2

What Makes Up Your Tax Bill

Note: 2025 property tax rates for Cooper County are not yet finalized by the County Collector's Office. The following represents typical rate components:

ComponentEstimated RateDescription
County General$0.25-0.35 per $100Basic county services and operations
School District$3.50-4.50 per $100Local school district operations and debt service
Fire District$0.20-0.40 per $100Fire protection services (varies by district)
Ambulance District$0.10-0.25 per $100Emergency medical services
Library District$0.15-0.30 per $100Public library services (if applicable)
Total Estimated$4.20-5.80 per $100Combined rate varies by location

Rates apply to the assessed value of your property. Contact the Cooper County Collector's Office for current FY 2025-2026 rates specific to your property's taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cooper County, property taxes are due in two installments:

First Installment
Dec 31
Delinquent after Dec 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 Cooper County are additional property tax assessments that occur when there are changes to a property's assessed value during the tax year. Common triggers include new construction, major improvements, changes in ownership that prompt reassessment, or corrections to the original assessment. These supplemental assessments are calculated based on the difference between the original assessed value and the new assessed value, prorated for the portion of the tax year remaining after the change occurred. For example, if you complete a $50,000 home addition in July and your tax rate is $4.50 per $100 of assessed value, you would owe approximately $135 in supplemental taxes for the remaining half of the tax year (($50,000 ÷ 100) × $4.50 × 0.5 years = $112.50). Supplemental tax bills are issued separately from your annual property tax bill and have their own due dates.

Example Calculation

Example 1: $300,000 Market Value Home

  • Assessed Value: $300,000 (100% of market value in MO)
  • Less: Senior Tax Credit (if eligible): -$1,200
  • Net Taxable Value: $298,800
  • Annual Tax ($4.50/$100): $1,344.60
  • Monthly Escrow: $112.05

Example 2: $600,000 Market Value Home

  • Assessed Value: $600,000
  • Less: Homestead Tax Credit (if applicable): -$500
  • Net Taxable Value: $599,500
  • Annual Tax ($4.50/$100): $2,697.75
  • Monthly Escrow: $224.81

Example 3: $1,000,000 Market Value Home

  • Assessed Value: $1,000,000
  • Net Taxable Value: $1,000,000 (limited credits at this value)
  • Annual Tax ($4.50/$100): $4,500.00
  • Monthly Escrow: $375.00

Note: Tax credits require annual application and eligibility verification. Rates shown are estimates; actual rates vary by taxing district location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Cooper County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment, depositing these funds into an escrow account. When your property tax bill is due (typically in April), your lender pays the taxes directly to Cooper County from your escrow account.

Lenders are required to conduct annual escrow analyses to ensure adequate funds are collected, and they may adjust your monthly payment if taxes increase or decrease significantly. You'll receive an annual escrow statement showing all deposits, payments, and account balances. If you pay off your mortgage or choose not to escrow (when permitted), you become responsible for making tax payments directly to the Cooper County Collector's office. Property owners should verify that their lender has the correct tax amount, as assessment changes or new special district taxes might not be immediately reflected in escrow calculations.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
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Section 6

Frequently Asked Questions

Q: When are Cooper County property taxes due for the current fiscal year? A: Property taxes are typically due in April each year. Tax bills are mailed in November, and the specific due date varies annually. Contact the Cooper County Collector's office for exact FY 2025-2026 due dates.

Q: What tax credits are available and do they require application? A: Cooper County offers several tax credits including Senior Real Estate Tax Relief for residents 65+ with household income of $70,000 or less, and disability tax credits for individuals receiving Social Security disability income. ALL tax credits require annual application and are NOT automatic - you must apply each year to receive the benefit.

Q: How does the Homestead Tax Credit work? A: The homestead-related tax relief limits assessment increases on your primary residence beyond the previous year's tax amount. This caps assessment growth rather than reducing market value. You must apply between January 1st and October 15th of the first year you claim the deferral, and eligibility must be verified annually.

Q: How often are properties reassessed? A: Missouri law requires properties to be reassessed at least every other year, though Cooper County may assess annually. The County Assessor determines market value as of January 1st each year for tax purposes.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Contact the Cooper County Collector's office for specific penalty rates and collection procedures, as these can vary annually.

Q: Can I pay my property taxes online? A: Check with the Cooper County Collector's website for available online payment options, as electronic payment systems vary by county and may include processing fees.

Q: How do special district taxes affect my bill? A: Your property may be subject to taxes from multiple special districts (fire, ambulance, library, school bonds) depending on your location within Cooper County. These districts set their own rates independently, which is why tax rates vary significantly across the county.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed with the Cooper County Board of Equalization during their designated appeal period, typically in the summer months. Contact the County Assessor's office for specific deadlines and appeal procedures for the current tax year.

Verified Sources

Backed by 10 Official Government Sources

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

01
State
2025 Property Tax Rate Report - Missouri State Auditor's Officeauditor.mo.gov
02
County
Diana Thomas County Collectorcoopercountymo.gov
03
Tax Doc
Tax Ratesauditor.mo.gov
04
Tax Doc
2026 Tax Calendar - Missouri Department of Revenuedor.mo.gov
05
Tax Doc
Property Tax Credit - Missouri Department of Revenuedor.mo.gov
06
County
Recorders - COOPERCOUNTYMO.GOVcoopercountymo.gov
07
Homestead exemptionsenate.mo.gov
08
Tax Doc
Application for Senior Citizens Tax Credit asclerk.coopercountymo.gov
09
Aprilclerk.coopercountymo.gov
10
County
Cooper Countyauditor.mo.gov
All sources verified as of 2025 Tax Year

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