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Updated 2025 Tax Year

Morgan County
Property Tax Guide

Everything you need to know about property taxes in Morgan 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 - 1% base assessment rate plus special district levies
Exemptions
5+ Available
Section 1

How Property Tax Works

Morgan County, Missouri operates under the state's property tax system, which serves as the primary funding mechanism for local government services including schools, fire protection, ambulance services, and county operations. Property taxes in Morgan County are assessed annually based on market value, with the state's base assessment rate of approximately 1% of assessed value serving as the foundation for tax calculations.

The effective tax rates in Morgan County vary significantly by location within the county due to special taxing districts such as school districts, fire protection districts, ambulance districts, and hospital districts. Each property owner's total tax rate is determined by the combination of county levies plus the rates of all special districts serving their specific area. According to the Missouri State Auditor's 2025 Property Tax Rate Report, Morgan County has multiple ambulance districts and other special taxing authorities that create different tax rate combinations throughout the county.

Property taxes are due annually by November 1st, and the county holds delinquent tax sales on the fourth Monday in August each year at 10:00 AM on the North Entrance of the Morgan County Courthouse for properties with unpaid taxes.

Section 2

What Makes Up Your Tax Bill

The following represents the general structure of property tax rates in Morgan County for levy year 2025, though specific rates vary by special taxing district location:

ComponentRate RangeDescription
County GeneralVariesBasic county operations and services
School DistrictVariesLocal school district operations and debt service
Ambulance DistrictVariesEmergency medical services (103 districts statewide)
Fire ProtectionVariesFire protection services where applicable
Hospital DistrictVariesPublic hospital services where applicable
Other Special DistrictsVariesAdditional local services as applicable

Note: Exact rates for levy year 2025 must be obtained from the Missouri State Auditor's 2025 Property Tax Rate Report, as rates are determined annually and vary significantly based on your property's location within specific special taxing districts. Contact the Morgan County Assessor's office for your specific rate combination.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Morgan 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

Missouri does not typically issue supplemental tax bills during the tax year like some states. Instead, property tax assessments are made annually based on the property's condition and ownership as of January 1st of each year. Any changes in ownership, new construction, or improvements completed after January 1st will be reflected in the following year's assessment.

When new construction or significant improvements are completed, they become subject to taxation beginning January 1st of the year following completion. For example, if you complete a home addition in 2024, it would first appear on your 2025 tax bill. The assessment is based on the added value of the improvement, calculated using the county's assessment practices and the state's assessment ratio.

Properties that change ownership during the year continue to be taxed based on the January 1st assessment, with the tax obligation typically prorated between buyer and seller at closing, though this is a matter of contract negotiation rather than a legal requirement.

Example Calculation

The following examples use estimated combined tax rates, as actual rates vary by special district location within Morgan County:

Example 1: $300,000 Home Value

  • Assessed Value (19.0% of market value): $57,000
  • Less: Senior/Disability Tax Credit (if eligible): -$750
  • Net Taxable Value: $56,250
  • Annual Tax (estimated 2.5% rate): $1,406
  • Monthly Escrow: $117

Example 2: $600,000 Home Value

  • Assessed Value (19.0% of market value): $114,000
  • Less: Homeowner Tax Credit (if eligible): -$1,100
  • Net Taxable Value: $112,900
  • Annual Tax (estimated 2.5% rate): $2,823
  • Monthly Escrow: $235

Example 3: $1,000,000 Home Value

  • Assessed Value (19.0% of market value): $190,000
  • Less: Homeowner Tax Credit (if eligible): -$1,100
  • Net Taxable Value: $188,900
  • Annual Tax (estimated 2.5% rate): $4,723
  • Monthly Escrow: $394

Important: Tax credits require annual application and are not automatic. Contact the Morgan County Assessor's office for current credit programs and application procedures.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Morgan County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender will estimate your annual property tax based on prior year's bills or assessment information, divide by 12, and collect this amount with your monthly mortgage payment. The lender maintains these funds in an escrow account and pays your property taxes directly to Morgan County when due on November 1st.

Lenders typically collect an initial escrow deposit at closing equal to 2-3 months of estimated property taxes to ensure sufficient funds are available. Each year, the lender will conduct an escrow analysis comparing actual tax payments to collected amounts, resulting in either an escrow refund or increased monthly payments to address any shortage.

Property owners should verify that their lender pays taxes on time, as the property owner remains ultimately responsible for tax payments even when using escrow. You can verify payments through the Morgan County Collector's office or online payment system if available.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Morgan County? A: Property taxes are due annually by November 1st for the current tax year. Late payments are subject to penalties and interest.

Q: What tax credits are available and do they require application? A: Missouri offers several tax credits including homestead credits for seniors (65+) with household income under $70,000 and disability credits for Social Security recipients. These credits require annual application and are NOT automatic. Maximum credits are $750 for renters and $1,100 for property owners.

Q: How does the homestead credit work? A: The homestead credit limits annual assessment increases beyond the previous year's total taxes for eligible seniors and disabled individuals. You must apply between January 1st and October 15th of the first year you claim the deferral. This caps assessment growth rather than reducing market value.

Q: How often are properties reassessed? A: Missouri law requires properties to be reassessed every two years, though counties may assess annually. Contact the Morgan County Assessor's office for the current assessment schedule.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Morgan County Board of Equalization during their designated hearing period, typically in June and July. Contact the County Assessor's office for specific deadlines and procedures.

Q: What are the penalties for late payment? A: Properties with delinquent taxes are subject to penalties, interest, and potential sale at the annual delinquent tax sale held on the fourth Monday in August.

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

Q: Why do tax rates vary within Morgan County? A: Your total tax rate is the combination of county taxes plus all special district taxes serving your location, including school districts, ambulance districts, fire protection districts, and hospital districts.

Q: How do special districts affect my tax bill? A: Morgan County has multiple special taxing districts including 103+ ambulance districts statewide. Your specific combination of districts determines your total tax rate, which is why rates vary significantly by location within the county.

Q: Where can I find my exact tax rate? A: Consult the Missouri State Auditor's 2025 Property Tax Rate Report or contact the Morgan County Assessor's office for your specific rate based on your property's location and applicable special districts.

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
Tax Doc
Property Tax Calculatorsauditor.mo.gov
03
Tax Doc
Personal Property Taxmorgancountymo.gov
04
Tax Doc
Delinquent Tax Salemorgancountymo.gov
05
County
Morgan County, Missourimorgancountymo.gov
06
Tax Doc
Property Tax Credit - Missouri Department of Revenuedor.mo.gov
07
Homestead exemptionsenate.mo.gov
08
County
https://www.morgancountymo.gov/plugins/show_image....morgancountymo.gov
09
County
Morgan County Financial Statementsauditor.mo.gov
10
County
MORGAN COUNTY COMMISSIONERSmorgancounty-oh.gov
All sources verified as of 2025 Tax Year

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