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Updated 2025 Tax Year

Cass County
Property Tax Guide

Everything you need to know about property taxes in Cass 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
Approximately 1.66% effective rate (varies by taxing districts and location within county)
Exemptions
5+ Available
Section 1

How Property Tax Works

Cass County, Nebraska operates on an annual property tax system that funds essential local services including schools, county operations, municipalities, and various special districts. Property taxes are the primary revenue source for these local government entities, with taxes calculated based on assessed property values multiplied by the applicable tax levy rates.

The effective tax rate in Cass County is approximately 1.66% as of 2025, though actual rates vary significantly by location within the county due to different combinations of special taxing districts. Properties may be subject to additional levies from school districts, fire districts, natural resource districts, and municipal services depending on their specific location. The county uses a market value assessment system with taxes payable in two installments during the tax year.

All property owners should note that tax credits and exemptions require separate applications and are not automatically applied to tax bills. The county assessor's office processes these applications and maintains all property assessment records for the more than 20,000 parcels within Cass County.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100 valuation)Description
County General~$0.25Basic county services, roads, administration
School District~$1.10K-12 education (varies by district)
Municipal~$0.15City services (where applicable)
Community College~$0.08Southeast Community College levy
NRD~$0.03Papio-Missouri River Natural Resources District
Fire District~$0.05Rural fire protection (varies by district)
Total Composite Rate~$1.66Average combined rate for FY 2025

Note: Rates shown are approximate and vary by specific taxing districts within Cass County. The actual tax rate for any property depends on its location and which special districts serve that area. School district rates vary significantly between districts within the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cass 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 Cass County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur after the annual assessment date (typically January 1), the county may issue supplemental tax bills to capture the additional tax revenue for the remainder of the fiscal year.

The supplemental tax is calculated by determining the difference between the new assessed value and the previous assessed value, then applying the current tax rate to this difference. The resulting amount is prorated based on the number of months remaining in the tax year after the change occurred.

For example, if a property improvement increases the assessed value by $50,000 in July, and the tax rate is 1.66%, the supplemental tax would be calculated as: ($50,000 × 0.0166) × (5 months remaining ÷ 12 months) = $345.83 for the remainder of that tax year.

Example Calculation

Property Value: $300,000

  • Assessed Value: $300,000 (100% of market value)
  • Less: Homestead Credit Applied: -$45,000 (if qualified and applied)
  • Net Taxable Value: $255,000
  • Annual Tax: $255,000 × 0.0166 = $4,233
  • Monthly Escrow: $353

Property Value: $600,000

  • Assessed Value: $600,000 (100% of market value)
  • Less: Homestead Credit Applied: -$45,000 (if qualified and applied)
  • Net Taxable Value: $555,000
  • Annual Tax: $555,000 × 0.0166 = $9,213
  • Monthly Escrow: $768

Property Value: $1,000,000

  • Assessed Value: $1,000,000 (100% of market value)
  • Less: Homestead Credit Applied: -$45,000 (if qualified and applied)
  • Net Taxable Value: $955,000
  • Annual Tax: $955,000 × 0.0166 = $15,853
  • Monthly Escrow: $1,321

Note: Homestead credits require annual application and are not automatically applied. Actual tax rates vary by location within the county due to different special district combinations.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Cass County require property tax escrow accounts for borrowers with less than 20% down payment. Lenders collect monthly escrow payments along with principal and interest, then pay property taxes directly to the county on behalf of the property owner. The escrow amount is calculated by dividing the annual tax bill by 12 months, often with an additional cushion for potential increases.

Cass County property taxes are due in two installments: the first half is typically due by April 30th, and the second half is due by August 30th each year for the current tax year. Lenders usually pay each installment before the due date to avoid penalties. Property owners with escrow accounts should receive annual escrow analysis statements showing the account activity and any adjustments needed.

Property owners are responsible for ensuring their lender pays taxes on time and should verify payments through the Cass County Treasurer's online portal. If switching lenders or paying off a mortgage, owners must notify the county assessor to ensure future tax bills are mailed to the correct address and take responsibility for direct payments.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Cass County for tax year 2025? A: Property taxes are due in two equal installments - first half by April 30, 2025, and second half by August 30, 2025. Delinquent taxes begin accruing penalties on September 1, 2025.

Q: What is the Nebraska Homestead Credit and how do I apply? A: The Homestead Credit limits annual assessment increases for qualifying owner-occupied properties. It requires annual application using Form 458, available February 2nd each year. Applications must be filed with the Cass County Assessor's Office by June 30th annually.

Q: Are there other tax credits available in Cass County? A: Yes, including disability homestead credits and veteran exemptions. All require separate applications filed with the County Assessor's Office. Contact (402) 296-9300 for specific eligibility requirements and application deadlines.

Q: How often are properties reassessed in Cass County? A: Nebraska requires annual assessment updates, with comprehensive reappraisals conducted periodically. The assessor reviews market data, sales, and property improvements each year to maintain current valuations.

Q: How do I appeal my property assessment? A: File a protest with the Cass County Board of Equalization between May 1-May 31 annually. Forms are available at the assessor's office or online. Include comparable sales data and documentation supporting your position.

Q: What happens if I pay property taxes late? A: Delinquent taxes accrue interest at 14% annually starting September 1st. Properties with unpaid taxes for three years may be subject to tax sale proceedings.

Q: Can I pay property taxes online? A: Yes, Cass County offers online payment options through their official website. Payments can also be made by mail, in person, or via the drop box at the courthouse.

Q: Why do tax rates vary within Cass County? A: Different areas are served by different combinations of school districts, fire districts, municipalities, and other special taxing entities. Your specific tax rate depends on which districts serve your property location.

Q: What triggers a supplemental tax bill? A: New construction, property improvements, or ownership changes that occur after January 1st assessment date may generate supplemental taxes for the remaining portion of the tax year.

Q: Do I need to file a homestead application if I'm already receiving the credit? A: Yes, homestead applications must be filed annually by June 30th to continue receiving the credit. The credit is not automatically renewed and requires yearly reapplication.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
CASS COUNTY NOTICE OF BUDGET HEARING AND ...casscountyne.gov
02
Tax Doc
2025 REPORTS AND OPINIONS OF THE PROPERTY TAX ...terc.nebraska.gov
03
Tax Doc
2025 Certificate of Taxes Levied Reports (CTL) as of ...revenue.nebraska.gov
04
County
2nd half property tax due | Cass County, Nebraskacasscountyne.gov
05
Untitled - Village of Eagleeaglene.gov
06
Tax Doc
Property Assessment and Taxation Calendarrevenue.nebraska.gov
07
Frequently Asked Questions - CivicPlus.CMS.FAQcasscountymn.gov
08
Nebraska Homestead Exemptionrevenue.nebraska.gov
09
Homestead Exemption Information Guide.pdfrevenue.nebraska.gov
10
County
Cass County: Property Tax Calculationtreasurer.casscounty09.us
All sources verified as of 2025 Tax Year

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