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Updated 2025 Tax Year

Buffalo County
Property Tax Guide

Everything you need to know about property taxes in Buffalo 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
1.5477% effective rate for 2025, varies by location within county based on taxing districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Buffalo County, Nebraska operates under a property tax system that funds essential local services including schools, county government operations, municipalities, and various special districts. Property taxes are the primary funding mechanism for local government services, with the county serving as the collection agent for all taxing jurisdictions within its boundaries.

The effective property tax rate in Buffalo County is 1.5477% for the 2025 levy year, which is above the state's base rate of approximately 1%. However, actual tax rates vary significantly by location within the county due to different combinations of special taxing districts, school districts, municipalities, and other local jurisdictions. Property owners should expect their specific rate to differ based on their exact location and the services provided in their area.

Property assessments in Nebraska are conducted annually, with the county assessor determining the assessed value of all real and personal property. Unlike some states, Nebraska does not have a statewide assessment cap, allowing assessed values to reflect current market conditions while various tax credits may help limit the impact on individual taxpayers.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Total Effective Rate1.5477%Combined rate for FY 2025 (effective September 3, 2025)
County GeneralVariesBuffalo County operations and services
School DistrictsVariesLocal school district funding
MunicipalVariesCity/village services (if applicable)
Special DistrictsVariesFire, library, NRD, and other special assessments

Note: The 1.5477% rate represents the effective rate for FY 2025, but individual property tax bills will vary based on the specific combination of taxing jurisdictions that serve each property location. Rural properties may have different district combinations than urban properties, resulting in different total rates. Property owners should review their tax statement to see the specific breakdown of all taxing authorities that apply to their property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Buffalo 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 Buffalo County are issued when there are changes to property that affect its assessed value during the tax year. Common triggers include ownership changes, new construction completion, property improvements, or corrections to the tax rolls as provided in section 77-1613.02 for any real property listed on the assessment roll but omitted from the tax roll.

When supplemental taxes are issued, 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 the change was in effect. For example, if a property improvement adds $50,000 in assessed value and is completed on July 1st, the supplemental tax would be calculated on that $50,000 increase for half the tax year (6 months).

Supplemental tax bills are issued separately from the regular annual property tax bill and have their own payment due dates. Property owners who receive supplemental tax bills should pay them promptly to avoid penalties and interest charges.

Example Calculation

Property Value: $300,000

  • Assessed Value: $300,000 (100% of market value)
  • Less: Homestead Credit (if applied): Varies by assessment growth limitation
  • Net Taxable Value: ~$300,000
  • Annual Tax: $300,000 × 1.5477% = $4,643
  • Monthly Escrow: ~$387

Property Value: $600,000

  • Assessed Value: $600,000 (100% of market value)
  • Less: Homestead Credit (if applied): Varies by assessment growth limitation
  • Net Taxable Value: ~$600,000
  • Annual Tax: $600,000 × 1.5477% = $9,286
  • Monthly Escrow: ~$774

Property Value: $1,000,000

  • Assessed Value: $1,000,000 (100% of market value)
  • Less: Available Tax Credits (if applied): Varies
  • Net Taxable Value: ~$1,000,000
  • Annual Tax: $1,000,000 × 1.5477% = $15,477
  • Monthly Escrow: ~$1,290

Note: These calculations use the county's effective rate and actual taxes may vary based on specific taxing districts. Tax credits require separate applications and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Buffalo County require borrowers to maintain an escrow account for property tax payments. The lender collects monthly escrow payments along with principal and interest, then pays property taxes directly to the Buffalo County Treasurer when they become due on December 31st each year.

Lenders typically conduct annual escrow analyses to ensure adequate funds are collected throughout the year. If property taxes increase, monthly escrow payments may be adjusted upward, sometimes with a one-time shortage payment required. Conversely, if taxes decrease or the account has excess funds, borrowers may receive refunds or reduced monthly payments.

Property owners with escrowed taxes should review their annual escrow statements carefully and verify that tax payments were made correctly and on time. Any discrepancies should be reported to the lender immediately, as 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 Buffalo County for the current fiscal year? A: Property taxes are due by December 31st. This is also the lien date, meaning unpaid taxes become a lien against the property on December 31st.

Q: What tax credits are available and do they require applications? A: The primary tax credit available is the Homestead Exemption, which requires filing Form 458 (Homestead Exemption Application). This credit limits assessment increases rather than reducing market value. Most tax credits are NOT automatic and require separate applications to be filed with the county assessor.

Q: How does the Homestead Credit work? A: The Homestead Credit caps the growth in assessed value for qualifying owner-occupied residences, rather than reducing the actual market value. You must apply annually or certify your continued eligibility. This credit requires application and is not automatically applied.

Q: How often are properties assessed in Buffalo County? A: Nebraska conducts annual assessments. The Buffalo County Assessor determines assessed values each year, with assessments reflecting current market conditions as of the assessment date.

Q: What happens if I pay my property taxes late? A: Late property taxes are subject to penalties and interest charges. The specific penalty structure varies, but taxes become delinquent after December 31st and penalties accrue from that date.

Q: Can I pay my property taxes online? A: Contact the Buffalo County Treasurer's office directly for current online payment options and accepted payment methods, as these services may vary and change over time.

Q: How do special district taxes work? A: Special districts (fire, library, natural resources districts, etc.) levy their own taxes that appear on your property tax bill. The combination of districts varies by property location within the county, which is why tax rates differ across Buffalo County.

Q: When must Homestead Exemption applications be submitted? A: Applications for new properties must be submitted by December 31st. The county assessor and treasurer must file amended homestead exemption certificates with the Tax Commissioner by May 30th for adjustments to previous year tax loss reimbursements.

Verified Sources

Backed by 10 Official Government Sources

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

01
Statute Changesbuffalocounty.ne.gov
02
Tax Doc
2025 Certificate of Taxes Levied Reports (CTL) as of ...revenue.nebraska.gov
03
Comparison 2024 vs. 2025 %Change Property Value, ...revenue.nebraska.gov
04
County
PROPERTY TAX CALENDAR - Buffalo County - Nebraska.govbuffalocounty.ne.gov
05
County
Departments results - Buffalo County - Nebraska.govbuffalocounty.ne.gov
06
County
County Assessor - Buffalo County - Nebraska.govbuffalocounty.ne.gov
07
Homestead Exempt. App.buffalocounty.ne.gov
08
Nebraska Homestead Exemption Applicationbuffalocounty.ne.gov
09
County
Dist - Buffalo County - Nebraska.govbuffalocounty.ne.gov
10
County
Nmome results - Buffalo County - Nebraska.govbuffalocounty.ne.gov
All sources verified as of 2025 Tax Year

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