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Updated 2025 Tax Year

Reynolds County
Property Tax Guide

Everything you need to know about property taxes in Reynolds 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
Approximately 1% of assessed value (varies by taxing districts serving your property)
1st Due
Dec 31
Exemptions
5+ Available
Section 1

How Property Tax Works

Reynolds County, Missouri operates under the state's property tax system to fund essential local services including schools, roads, emergency services, and county operations. Property taxes are based on assessed values determined by the County Assessor, with tax rates varying significantly by location within the county depending on which special taxing districts serve your property. These districts can include school districts, fire protection districts, ambulance districts, and other local service providers.

The effective tax rate in Reynolds County typically ranges around Missouri's statewide average of approximately 1% of assessed value, though your actual rate depends on your specific location and the combination of taxing districts that serve your property. Property taxes are levied on October 1st each year, with tax bills typically mailed in November. Understanding your property's location within various taxing districts is crucial, as residents in different areas of the county may pay substantially different tax rates for properties of similar value.

Section 2

What Makes Up Your Tax Bill

The 2025 property tax rates for Reynolds County are still being finalized by local taxing authorities. Rates vary by location within the county based on special taxing districts.

ComponentRateDescription
County GeneralTBDBasic county services, roads, administration
School DistrictsTBDLocal school district operations and debt service
Fire ProtectionTBDFire department services (varies by district)
Ambulance DistrictTBDEmergency medical services
Library DistrictTBDPublic library services (if applicable)
Road DistrictsTBDRoad maintenance (varies by location)

Note: Final 2025 tax rates will be available through the Missouri State Auditor's Office. Your specific tax rate depends on which combination of these districts serve your property location. Contact the Reynolds County Assessor's Office at the courthouse for your property's specific district assignments and current rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Reynolds 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 Reynolds County are additional property tax bills issued when there are changes to a property's assessed value or ownership during the tax year. Common triggers include new construction completion, property improvements that increase value, ownership transfers that prompt reassessment, or corrections to previous assessments.

When supplemental taxes are levied, they are calculated based on the difference between the old and new assessed values, multiplied by the applicable tax rate, and prorated for the portion of the tax year remaining. For example, if a home addition increases your assessed value by $50,000 in January, and your total tax rate is 1.2%, you would owe approximately $600 in supplemental taxes ($50,000 × 0.012) for that tax year. The supplemental bill is separate from your regular annual property tax bill and has its own payment deadline, typically 30 days from the issue date.

Example Calculation

Example 1: $300,000 Property Value

  • Assessed Value (19% of market value): $57,000
  • Less: Property Tax Credit (if eligible): -$750
  • Net Taxable Value: $56,250
  • Annual Tax (assuming 1.1% rate): $619
  • Monthly Escrow: $52

Example 2: $600,000 Property Value

  • Assessed Value (19% of market value): $114,000
  • Less: Property Tax Credit (if eligible): -$750
  • Net Taxable Value: $113,250
  • Annual Tax (assuming 1.1% rate): $1,246
  • Monthly Escrow: $104

Example 3: $1,000,000 Property Value

  • Assessed Value (19% of market value): $190,000
  • Less: Senior/Disabled Credit (if eligible): -$1,100
  • Net Taxable Value: $188,900
  • Annual Tax (assuming 1.1% rate): $2,078
  • Monthly Escrow: $173

Note: Tax credits require annual application and income qualification. Actual tax rates vary by specific location within Reynolds County based on special taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Reynolds County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects monthly escrow payments equal to 1/12th of your estimated annual property tax bill, plus a cushion typically equal to 1-2 months of payments. Since Reynolds County property taxes are due by April 15th annually, lenders typically pay your tax bill directly to the county collector from your escrow account.

It's important to verify that your lender pays your taxes correctly and on time, as you remain ultimately responsible for payment even when using escrow. Review your annual escrow analysis statement carefully, as changes in property values or tax rates can result in escrow shortages or surpluses. If your taxes increase significantly, you may need to pay an escrow shortage or accept higher monthly payments. Contact your lender immediately if you receive any property tax bills directly, as this may indicate an escrow processing error.

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 Reynolds County property taxes due? A: Property taxes are typically due by April 15th each year. Contact the County Collector's office for any disaster-related extensions or payment plan options.

Q: What property tax credits are available and how do I apply? A: Missouri offers Property Tax Credits up to $750 for renters and $1,100 for qualifying homeowners based on income. You must apply annually using Form MO-PTC or include Schedule MO-PTS with your state income tax return. Applications are NOT automatic.

Q: How does the Homestead Credit work? A: Missouri's homestead-type provisions limit assessment increases on owner-occupied homes. This caps how much your assessed value can grow year-over-year, but doesn't reduce your property's market value. You must file annually to maintain eligibility.

Q: How often are properties reassessed in Reynolds County? A: Missouri law requires reassessment at least every two years for residential property and annually for commercial property. The County Assessor determines the schedule for Reynolds County.

Q: How do I appeal my property assessment? A: File an appeal with the Reynolds County Board of Equalization by the deadline posted on your assessment notice, typically in July. You can also appeal to the State Tax Commission if unsatisfied with the local decision.

Q: What are the penalties for late property tax payment? A: Late payments incur interest and penalties. Contact the Reynolds County Collector's office for current penalty rates and any available payment plan options.

Q: Can I pay my property taxes online? A: Check with the Reynolds County Collector's office for available online payment options and accepted payment methods.

Q: Why do property tax rates vary within Reynolds County? A: Different areas are served by different combinations of special taxing districts (school, fire, ambulance, library, etc.). Your specific location determines which districts tax your property, creating rate variations across the county.

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
Sales and Use Tax Rate Tablesdor.mo.gov
03
Tax Doc
Tax Ratesauditor.mo.gov
04
Tax Doc
Property Tax Credit - Missouri Department of Revenuedor.mo.gov
05
Tax Doc
Missouri Department of Revenue Provides Tax Relief for ...dor.mo.gov
06
Tax Doc
IRS announces tax relief for taxpayers impacted by severe ...irs.gov
07
Tax Doc
Property Tax Credit FAQs - Missouri Department of Revenuedor.mo.gov
08
Forms and Manuals - Missouri Department of Revenuedor.mo.gov
09
County
Reynolds Countyauditor.mo.gov
10
County
Reynolds County Financial Statementsauditor.mo.gov
All sources verified as of 2025 Tax Year

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