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Updated 2025 Tax Year

Sullivan County
Property Tax Guide

Everything you need to know about property taxes in Sullivan 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%-1.2% of market value (varies by taxing districts within county)
Exemptions
4+ Available
Section 1

How Property Tax Works

Sullivan County, Missouri operates under the state's property tax system, which funds essential local services including schools, roads, law enforcement, and emergency services. Property taxes in Sullivan County are based on assessed values determined by the County Assessor, with the state requiring assessments at 19% of true market value for residential properties. The effective tax rate in Sullivan County typically ranges from approximately 0.8% to 1.2% of market value, though this varies significantly based on your specific location within the county.

Your actual property tax rate depends on which special taxing districts serve your property, including school districts, fire protection districts, ambulance districts, and other local entities. Each district sets its own levy rate, which combines to create your total tax rate. This means two properties of equal value in different parts of Sullivan County may have substantially different tax bills based on the services provided in their respective areas.

Section 2

What Makes Up Your Tax Bill

ComponentEstimated Rate RangeDescription
County General$0.20-$0.35 per $100Basic county services, roads, administration
School District$3.50-$4.50 per $100Local school district operations and debt service
Fire Protection$0.15-$0.50 per $100Fire district services (varies by district)
Ambulance District$0.10-$0.30 per $100Emergency medical services
Road District$0.25-$0.75 per $100Road maintenance and improvement
Other Special Districts$0.05-$0.25 per $100Various local services as applicable

Note: These rates are estimates for planning purposes. Official 2025 tax rates have not yet been set by local authorities and will vary by specific taxing districts within Sullivan County. Contact the Sullivan County Assessor's Office for current rates applicable to your specific property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Sullivan 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 Missouri may be assessed when significant changes occur to property ownership or improvements. New construction, major renovations, or property splits can trigger supplemental assessments during the tax year. When new construction is completed, the County Assessor will evaluate the improvement and may issue a supplemental tax bill for the portion of the tax year after completion.

For example, if you complete a $50,000 home addition in July, the assessor would calculate the additional assessed value (19% of $50,000 = $9,500) and apply the applicable tax rate for the remaining months of the tax year. If your combined tax rate is $4.00 per $100 of assessed value, the supplemental tax would be approximately $380 for the six-month period, or about $63 per month added to your regular tax bill.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (19%): $57,000
  • Estimated Tax Rate: $4.25 per $100
  • Annual Property Tax: $2,423
  • Monthly Escrow: $202

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (19%): $114,000
  • Less: Senior/Disability Credit: -$750 (if applicable, requires application)
  • Net Taxable: $113,250
  • Estimated Tax Rate: $4.50 per $100
  • Annual Property Tax: $5,096
  • Monthly Escrow: $425

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (19%): $190,000
  • Estimated Tax Rate: $4.75 per $100
  • Annual Property Tax: $9,025
  • Monthly Escrow: $752

Note: Credits shown require application and eligibility verification. Actual rates vary by specific location and taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Sullivan County require property tax escrow accounts to ensure timely payment of property taxes. Your lender will estimate your annual property tax obligation and collect approximately 1/12 of that amount with your monthly mortgage payment. The escrow account also typically includes homeowner's insurance premiums.

Property taxes in Sullivan County are generally paid in two installments: the first half typically due by October 15th, and the second half by March 15th of the following year. Your lender will make these payments directly from your escrow account. Each year, your lender must provide an escrow analysis showing the account activity and any adjustments needed for the coming year. If property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly.

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

When are property taxes due in Sullivan County? Property taxes are typically due in two installments: first half by October 15th and second half by March 15th of the following year. Contact the Sullivan County Collector for exact dates for the current tax year.

What tax credits are available and how do I apply? Missouri offers a Property Tax Credit for senior citizens (65+) and 100% disabled individuals, providing up to $750 for renters or $1,100 for homeowners. This credit requires annual application through the Missouri Department of Revenue and is NOT automatic. Applications must be filed by April 15th following the tax year.

Is there a homestead exemption in Missouri? Missouri does not have a traditional homestead exemption that reduces assessed value. However, the state constitution limits assessment increases to help protect long-term homeowners from dramatic tax increases due to rising property values.

How often are properties reassessed in Sullivan County? Missouri law requires properties to be reassessed at least every two years on odd-numbered years (2025, 2027, etc.). However, the assessor may update values more frequently based on market conditions or property improvements.

What happens if I pay my property taxes late? Late property tax payments in Sullivan County incur penalties and interest. Unpaid taxes can eventually result in tax lien sales. Contact the Sullivan County Collector immediately if you cannot make payments by the due dates.

Can I pay my property taxes online? Many Missouri counties offer online payment options. Check the Sullivan County Collector's website or contact their office directly to confirm available payment methods for current tax bills.

How do I appeal my property assessment? Assessment appeals must typically be filed with the Sullivan County Board of Equalization by a specific deadline, usually in July or August. You'll need evidence supporting your claim that the assessed value is incorrect, such as recent appraisals or comparable property sales.

Do special taxing districts affect my property tax bill? Yes, your location within Sullivan County determines which special districts (school, fire, ambulance, road districts) serve your property. Each district sets its own tax rate, so identical properties in different areas can have significantly different tax bills based on the combination of districts that provide services to that location.

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
Tax Rates for County: Sullivanauditor.mo.gov
03
State
2024 Property Tax Rates - Missouri State Auditor's Officeauditor.mo.gov
04
Tax Doc
Property Tax Credit - Missouri Department of Revenuedor.mo.gov
05
Tax Doc
How do I find out about my personal property taxes? - MO.govdor.mo.gov
06
More Newssullivan.mo.us
07
EEZ Application Proceduresullivan.mo.us
08
Tax Doc
TYPES OF PROPERTY TAX AND ASSESSMENT ...leg.state.nv.us
09
County
Sullivan County Financial Statementsauditor.mo.gov
10
County
Home Franklin County Missourifranklinmo.gov
All sources verified as of 2025 Tax Year

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