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Updated 2025 Tax Year

Osage County
Property Tax Guide

Everything you need to know about property taxes in Osage 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, typically around Missouri base rate plus local additions
1st Due
Dec 31
2nd Due
Nov 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Osage County, Missouri operates under the state's property tax system, where property taxes are the primary funding source for local government services including schools, law enforcement, fire protection, and infrastructure maintenance. Property taxes in Osage County are assessed annually and levied on November 1st, with payment due by December 31st each year. The Missouri State Auditor determines the official tax rates, which are published in their annual property tax rate report.

Property tax rates in Osage County vary significantly by location within the county due to multiple overlapping special taxing districts, including school districts, ambulance districts, fire protection districts, and municipal governments. The effective tax rate typically ranges around Missouri's base rate of approximately 1% of assessed value, though this can be higher or lower depending on your specific property's location and the combination of taxing districts that serve your area. All property owners should verify their specific tax rate with the Osage County Assessor's office, as rates are determined by the unique combination of taxing authorities in each district.

Section 2

What Makes Up Your Tax Bill

ComponentRate RangeDescription
County GeneralVariesBasic county services, roads, administration
School DistrictsVariesLocal school district operations and debt service
Ambulance DistrictsVariesEmergency medical services (103+ districts statewide)
Fire ProtectionVariesFire department services and equipment
MunicipalVariesCity services (where applicable)
Special AssessmentsVariesVoter-approved bonds and special projects

Note: The 2025 property tax rates for Osage County are officially determined by the Missouri State Auditor and published in their annual report. Tax rate ceilings may be revised upward, downward, or remain the same as the prior year depending on changes in assessed valuation and voter-approved measures. Since Osage County contains multiple independent taxing districts, your actual combined tax rate depends entirely on which specific districts serve your property location. Contact the Osage County Assessor's office for your property's exact rate calculation.

Section 3

When Are Property Taxes Due?

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

First Installment
Dec 31
Delinquent after Dec 10
Second Installment
Nov 1
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 property taxes in Missouri, including Osage County, are additional assessments that can occur during the tax year due to specific circumstances. The most common triggers include new construction completing after the January 1st assessment date, property improvements that add value, or corrections to assessments discovered during the year. These supplemental taxes are calculated based on the difference between the original assessed value and the new assessed value, prorated for the remaining months in the tax year.

For example, if a property owner completes a $50,000 home addition in June that wasn't included in the January assessment, the county assessor would issue a supplemental assessment. The additional assessed value would be subject to the property's applicable tax rate, but only for the remaining seven months of that tax year (June through December), resulting in a supplemental tax bill typically issued separately from the annual December 31st payment.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (19% residential rate): $57,000
  • Less: Homestead Credit (if applied): varies
  • Net Taxable Value: ~$57,000
  • Annual Tax (est. 1.0% effective rate): $570
  • Monthly Escrow: $47.50

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (19% residential rate): $114,000
  • Less: Available tax credits (if applied): varies
  • Net Taxable Value: ~$114,000
  • Annual Tax (est. 1.0% effective rate): $1,140
  • Monthly Escrow: $95.00

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (19% residential rate): $190,000
  • Less: Available tax credits (if applied): varies
  • Net Taxable Value: ~$190,000
  • Annual Tax (est. 1.0% effective rate): $1,900
  • Monthly Escrow: $158.33

Note: Tax credits require separate applications and have specific eligibility requirements and deadlines. Actual rates vary by taxing district location within Osage County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Osage County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects 1/12th of your estimated annual property tax bill each month along with your mortgage payment. Since Osage County property taxes are due December 31st annually, lenders typically pay your tax bill directly to the county collector in late December. Lenders are required to conduct an annual escrow analysis and may adjust your monthly payment if taxes increase or decrease significantly.

Property owners should verify that their lender has paid taxes correctly and on time, as you remain ultimately responsible for payment even when using escrow. The Osage County Collector's office can confirm whether your taxes have been paid. If you pay taxes directly without escrow, remember that the full annual amount is due by December 31st each year, with penalties and interest applied to late payments beginning January 1st.

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 Osage County for the current year? A: Property taxes are levied on November 1st and due by December 31st annually. Late payments incur penalties and interest starting January 1st.

Q: What tax credits are available and do they require applications? A: Missouri offers various tax credits including homestead credits for seniors and disabled residents. Most credits require separate applications with specific deadlines - they are NOT automatically applied. Contact the Osage County Assessor for available programs and application requirements.

Q: How does the Homestead Credit work? A: The Homestead Credit limits annual assessment increases (typically to 10% or less) rather than reducing market value. It requires filing an application and meeting eligibility requirements such as age, disability, or income limits.

Q: How often are properties reassessed in Osage County? A: Missouri law requires properties to be reassessed every two years. Commercial properties are assessed at 32% of market value, while residential properties are assessed at 19%.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal assessments through the Osage County Board of Equalization. Appeals typically must be filed by a specific deadline after assessment notices are mailed.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges beginning January 1st. Continued non-payment can eventually result in tax lien sales.

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

Q: Why do tax rates vary within Osage County? A: Tax rates depend on which combination of taxing districts (school, fire, ambulance, municipal) serve your specific property location. Each district sets its own rate based on funding needs and voter-approved measures.

Q: How do special district taxes work? A: Special districts like ambulance, fire protection, and school districts levy separate taxes that appear on your combined tax bill. These rates can change based on district needs and voter-approved bond issues or levy increases.

Q: Where can I get my exact tax rate and bill information? A: Contact the Osage County Assessor's office for assessment information and the Osage County Collector's office for payment and rate details specific to your property's taxing 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
Tax Ratesauditor.mo.gov
04
2022 Financial Auditchamois.k12.mo.us
05
Tax Doc
2026 Tax Calendar - Missouri Department of Revenuedor.mo.gov
06
Tax Doc
Property Tax Credit - Missouri Department of Revenuedor.mo.gov
07
DONGRESSION AL RECORD-HOUSEcongress.gov
08
In re Garstecki, 04-25005 (Bankr. D. Kan. Aug. 16, 2006) ...ksb.uscourts.gov
09
State
Untitled - OK State Auditorsai.ok.gov
10
ordinance no. 23.44osagebeach-mo.gov
All sources verified as of 2025 Tax Year

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