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Updated 2025 Tax Year

Adams County
Property Tax Guide

Everything you need to know about property taxes in Adams County, NE. 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
1.4015% effective rate (varies by location due to special taxing districts)
Exemptions
4+ Available
Section 1

How Property Tax Works

Adams County, Nebraska operates under a property tax system that serves as the primary funding mechanism for local services including schools, county government, municipalities, and various special districts. Property taxes in Adams County fund essential services such as public education, law enforcement, fire protection, road maintenance, and other municipal services. The county's effective property tax rate for the 2025 levy year is 1.4015%, which is slightly above Nebraska's statewide average of approximately 1%.

It's important to note that actual property tax rates vary significantly by location within Adams County due to the presence of different special taxing districts. Properties may be subject to additional levies from school districts, city governments, natural resource districts, community college districts, and other special assessment areas. This means two properties with identical assessed values in different parts of the county may have substantially different tax bills depending on which taxing jurisdictions they fall within.

Section 2

What Makes Up Your Tax Bill

The following table shows the major components of Adams County's property tax rate for levy year 2025:

ComponentRateDescription
County General Fund0.15-0.25%Basic county operations, roads, law enforcement
School Districts0.80-1.10%K-12 education funding (varies by district)
Municipal Levies0.10-0.35%City services where applicable
Community College0.08-0.12%Central Community College district
Natural Resources District0.02-0.04%Water management and conservation
ESU/Learning Community0.01-0.03%Educational service units
Total Average Rate1.4015%Combined rate varies by specific location

These rates apply to the 2025 levy year (taxes payable in 2025-2026). Individual property tax bills will show the specific rate breakdown for each taxing jurisdiction that applies to that property's location. Properties within city limits typically have higher combined rates due to additional municipal levies.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Adams 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 property taxes in Adams County are additional tax bills issued when there are changes to a property's assessed value during the tax year. The most common triggers include new construction completion, property improvements, ownership changes that remove tax credits, or correction of assessment errors. When supplemental taxes are issued, they represent the difference between the original tax bill and what the tax should be based on the updated assessment information.

For example, if a homeowner completes a $50,000 addition to their home in March, the county assessor will reassess the property to include the new value. If this increases the assessed value by $40,000 (80% of market value), and the local tax rate is 1.4015%, the supplemental tax bill would be approximately $560 ($40,000 × 0.014015) for the remaining portion of the tax year. Supplemental bills are typically issued within 30-60 days of the assessment change and have their own due dates, usually 30 days from the issue date.

Example Calculation

Below are three examples showing annual property tax calculations for different home values in Adams County, assuming the average 2025 tax rate of 1.4015%:

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (100%): $300,000
  • Homestead Credit (if qualified): -$6,000 assessment cap benefit
  • Net Taxable Value: $294,000
  • Annual Tax: $294,000 × 0.014015 = $4,120
  • Monthly Escrow: $343

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (100%): $600,000
  • Homestead Credit (if qualified): -$12,000 assessment cap benefit
  • Net Taxable Value: $588,000
  • Annual Tax: $588,000 × 0.014015 = $8,241
  • Monthly Escrow: $687

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (100%): $1,000,000
  • Homestead Credit (if qualified): -$20,000 assessment cap benefit
  • Net Taxable Value: $980,000
  • Annual Tax: $980,000 × 0.014015 = $13,735
  • Monthly Escrow: $1,145

Note: All tax credits require separate application and qualification. Homestead credits limit annual assessment increases rather than reducing market value, and benefits vary based on individual circumstances.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Adams County require borrowers to maintain an escrow account for property tax payments, especially for loans with less than 20% down payment. The lender collects monthly escrow payments along with principal and interest, then pays the property taxes directly to Adams County when they become due. Escrow payments are calculated by dividing the previous year's total property tax bill by 12 months, often with an additional cushion of 1-2 months to account for tax increases.

Property owners should verify that their lender has current assessment and exemption information, as changes in property value or tax credit eligibility can significantly impact escrow calculations. If you receive supplemental tax bills or qualify for new tax credits, notify your lender immediately to ensure proper escrow adjustments. Lenders are required to provide annual escrow analysis statements showing account activity and any required payment adjustments for the coming year.

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 Adams County property taxes due for the 2025-2026 tax year? A: Property taxes are due by April 1, 2026. If April 1st falls on a weekend or holiday, the due date extends to the next business day.

Q: What tax credits are available and do I need to apply? A: Available credits include homestead credits for seniors (65+), disabled individuals, and disabled veterans/widows. All credits require separate application and are NOT automatic. Applications typically must be filed annually with the county assessor's office.

Q: How does the homestead credit work? A: The homestead credit doesn't reduce your home's market value. Instead, it limits how much your assessed value can increase each year (typically capped at 3-5% annually). You must apply for this credit each year to maintain eligibility.

Q: When are properties reassessed in Adams County? A: Nebraska requires counties to reassess all real property annually. Assessment notices are typically mailed in late spring, with appeal deadlines usually 30 days from the notice date.

Q: What happens if I pay my property taxes late? A: Late payments incur interest and penalties. Interest typically begins accruing at 14% annually from the due date, and additional penalties may apply for significantly delinquent payments.

Q: Can I pay my property taxes online? A: Yes, Adams County typically offers online payment options through their official website. Check with the county treasurer's office for current payment portal information and any associated convenience fees.

Q: Why do properties in the same neighborhood have different tax rates? A: Tax rates vary based on special taxing districts. Properties may be in different school districts, municipal boundaries, or special assessment areas, resulting in different combined tax rates even within the same neighborhood.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Adams County Board of Equalization within the specified deadline (typically 30 days from assessment notice). You'll need evidence supporting your claim that the assessed value exceeds market value.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
2025 Certificate of Taxes Levied Reports (CTL) as of ...revenue.nebraska.gov
02
County
ADAMS COUNTY NOTICE OF BUDGET HEARING AND ...adamscountyne.gov
03
Comparison 2024 vs. 2025 %Change Property Value, ...revenue.nebraska.gov
04
Budget Documentsadamscountyne.gov
05
Property Valuation Protestadamscountyne.gov
06
Homesteadadamscountyne.gov
07
Homesteadadamscountyne.gov
08
CASE NO. BK05-45650 ) CH. 7 BRADLEY UHRICgovinfo.gov
09
County
Auditor: Real Property Information - Adams County Government ...auditor.adamscounty01.us
10
Tax Doc
the nebraska plan to cut property taxesgovernor.nebraska.gov
All sources verified as of 2025 Tax Year

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