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Updated 2025 Tax Year

Pettis County
Property Tax Guide

Everything you need to know about property taxes in Pettis 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
0.8% to 1.2% of market value (varies by taxing districts)
Exemptions
5+ Available
Section 1

How Property Tax Works

Property taxes in Pettis County, Missouri serve as the primary funding source for essential local services including public schools, fire protection, law enforcement, road maintenance, and county operations. The county follows Missouri's assessment practices where residential properties are assessed at 19% of their true market value, while commercial properties are assessed at 32%.

Property tax rates in Pettis County vary significantly by location within the county due to overlapping special taxing districts including school districts, fire districts, library districts, and municipal services. Based on 2025 data, effective tax rates typically range from approximately 0.8% to 1.2% of market value, depending on your specific location and the combination of taxing districts that serve your property. The Missouri State Auditor sets and publishes official tax rates annually for each taxing jurisdiction.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100 assessed value)Description
County GeneralVariesBasic county services, roads, administration
School DistrictVaries by districtLocal school operations and debt service
Fire District$0.0491Fire protection services (2025 rate example)
Library DistrictVariesPublic library services
Municipal ServicesVaries by cityCity services (if within city limits)
Special AssessmentsVariesAmbulance, parks, other special districts

Levy Year: These rates apply to the 2025 tax year (payable in 2025). Actual combined rates vary significantly based on your property's location within Pettis County. For example, properties within the City of Sedalia will have different rate combinations than rural properties. Contact the Pettis County Assessor's Office for your specific tax rate calculation based on your property's taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Pettis 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 Pettis County are additional property tax bills issued when there are mid-year changes that affect a property's assessed value or ownership. Common triggers include new construction completion, property improvements that increase value, ownership transfers that remove previous exemptions or credits, or corrections to assessment errors.

Supplemental taxes are calculated by determining the difference between the old and new assessed values, then applying the current tax rate to that difference. The supplemental bill covers the remaining months in the current tax year from the date of change. For example, if new construction worth $50,000 in assessed value is completed in July, and your combined tax rate is $3.50 per $100 of assessed value, you would owe approximately $875 in supplemental taxes for the remaining six months of the tax year ($50,000 ÷ 100 × $3.50 ÷ 2).

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (19%): $57,000
  • Less: Senior Tax Credit (if applicable): -$1,140
  • Net Taxable Value: $55,860
  • Annual Tax (assuming 1.0% effective rate): $3,000
  • Monthly Escrow: $250

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (19%): $114,000
  • Less: Homestead Tax Credit (if applicable): -$2,280
  • Net Taxable Value: $111,720
  • Annual Tax (assuming 1.0% effective rate): $6,000
  • Monthly Escrow: $500

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (19%): $190,000
  • Less: Available Tax Credits (require application): Varies
  • Net Taxable Value: ~$190,000
  • Annual Tax (assuming 1.0% effective rate): $10,000
  • Monthly Escrow: $833

Note: Tax credits require separate applications and have specific eligibility requirements. Rates vary by taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Pettis County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects monthly payments equal to 1/12 of your annual property tax bill plus insurance premiums. These funds are held in an escrow account and the lender pays your property taxes directly to the county when due on December 31st each year.

Lenders are required to provide annual escrow account statements showing deposits, payments, and account balances. If property taxes increase significantly due to reassessments or rate changes, your lender may require escrow payment increases or collect shortage amounts. You can verify that taxes were paid correctly by checking with the Pettis County Collector's Office or reviewing your property's payment history online. Property owners remain ultimately responsible for ensuring taxes are paid even when using escrow services.

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 Pettis County? A: Property taxes are due by December 31st each year. Any delinquent taxes from previous years must be paid before current year taxes can be processed.

Q: What tax credits are available and do I need to apply? A: Missouri offers several tax credits including the Senior Citizens Tax Credit (age 65+ with income limits), Disabled Veterans Tax Credit, and Property Tax Credit (Circuit Breaker). All credits require separate applications with specific deadlines, typically between January 1st and October 15th.

Q: How does the Homestead Tax Credit work? A: The homestead tax credit limits annual assessment increases rather than reducing market value. Eligible taxpayers age 65+ or disabled individuals receiving Social Security can defer tax increases beyond the previous year's amount. Applications must be filed between January 1st and October 15th.

Q: When are properties reassessed? A: Missouri requires reassessment of all real property at least every two years. Pettis County typically follows this schedule, with residential properties reassessed on alternating years.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Pettis County Board of Equalization, typically between June 1st and July 15th. Contact the County Assessor's Office for specific deadlines and required forms.

Q: What are the penalties for late payment? A: Property taxes become delinquent after December 31st. Interest and penalties accrue monthly, and properties can eventually be sold at tax sales for unpaid taxes.

Q: Can I pay property taxes online? A: Contact the Pettis County Collector's Office for current online payment options and accepted payment methods.

Q: Why did my taxes increase when tax rates stayed the same? A: Tax bills can increase due to property reassessments, new special district levies, voter-approved bonds, or loss of previously applied tax credits that require annual renewal applications.

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 Rates for County: Pettisauditor.mo.gov
02
CITY COUNCIL MEETING OF MARCH 10, 2025warrensburg-mo.gov
03
State
2025 Property Tax Rate Report - Missouri State Auditor's Officeauditor.mo.gov
04
Tax Doc
Property Tax Credit - Missouri Department of Revenuedor.mo.gov
05
Tax Doc
Property Tax Credit FAQs - Missouri Department of Revenuedor.mo.gov
06
Tax Doc
PROPERTY REASSESSMENT AND TAXATIONstc.mo.gov
07
Homestead exemptionsenate.mo.gov
08
REPORT.govinfo.gov
09
https://www.uscis.gov/sites/default/files/document...uscis.gov
10
Kenneth & Beverly Ollison v. Dohrman (Pettis)stc.mo.gov
All sources verified as of 2025 Tax Year

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