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Updated 2025 Tax Year

Cheyenne County
Property Tax Guide

Everything you need to know about property taxes in Cheyenne 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
1.6980% base rate for 2025, varies significantly by location due to special taxing districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Cheyenne County, Nebraska operates on a property tax system that serves as the primary funding mechanism for essential local services including public schools, county government operations, emergency services, and infrastructure maintenance. Property taxes in Cheyenne County are levied annually based on assessed property values as determined by the County Assessor, with the current tax rate for levy year 2025 set at 1.6980% of assessed value.

Property owners should note that actual tax rates can vary significantly depending on your specific location within Cheyenne County due to special taxing districts such as school districts, fire districts, natural resource districts, and municipal boundaries. These overlay districts may impose additional levies beyond the base county rate. The Nebraska property tax system assesses real property at 100% of actual value as determined by the County Assessor, with reassessments conducted regularly to maintain current market valuations.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County GeneralVariableCounty operations, roads, law enforcement
School DistrictsVariableK-12 public education funding
Natural Resources DistrictVariableWater management and conservation
Fire/Emergency DistrictsVariableFire protection and emergency services
Municipal (if applicable)VariableCity services for incorporated areas
Total Combined Rate (2025)1.6980%Average rate for levy year 2025

Note: The 1.6980% rate represents the average total property tax rate for Cheyenne County for levy year 2025. Your actual rate may differ based on your property's location within specific taxing districts. Contact the Cheyenne County Assessor's office for your property's exact tax rate breakdown.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cheyenne 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 Nebraska are additional property tax assessments that may be levied when property ownership changes or when new construction is completed during the tax year. These taxes are calculated on a pro-rated basis for the portion of the tax year following the triggering event. For example, if you purchase property in Cheyenne County on July 1st and the assessed value increases due to the ownership change, you may receive a supplemental tax bill covering July 1st through December 31st of that tax year.

New construction that adds value to your property, such as home additions, new buildings, or major improvements, can also trigger supplemental assessments. The County Assessor will evaluate the added value and issue a supplemental tax bill for the remaining months of the current tax year. For instance, if you complete a $50,000 home addition on September 1st in an area with the average 1.6980% tax rate, your supplemental tax would be approximately $283 ($50,000 × 1.6980% ÷ 12 months × 4 months).

Example Calculation

Example 1: $300,000 Property Value

  • Assessed Value: $300,000
  • Applicable Tax Credits: $0 (assuming no credits applied)
  • Net Taxable Value: $300,000
  • Annual Tax: $300,000 × 1.6980% = $5,094
  • Monthly Escrow: $424.50

Example 2: $600,000 Property Value

  • Assessed Value: $600,000
  • Homestead Exemption Applied: Varies by qualification
  • Net Taxable Value: $600,000 (before any applicable credits)
  • Annual Tax: $600,000 × 1.6980% = $10,188
  • Monthly Escrow: $849.00

Example 3: $1,000,000 Property Value

  • Assessed Value: $1,000,000
  • Applicable Tax Credits: $0 (assuming no credits applied)
  • Net Taxable Value: $1,000,000
  • Annual Tax: $1,000,000 × 1.6980% = $16,980
  • Monthly Escrow: $1,415.00

Note: All tax credits require application and approval. Contact the Cheyenne County Assessor for specific credit eligibility and application procedures.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Cheyenne County require borrowers to maintain an escrow account for property tax payments, especially for loans with less than 20% down payment. Your lender will collect monthly escrow payments along with your mortgage payment, typically calculated as 1/12th of your annual property tax bill plus a small cushion for potential tax increases. Lenders are required to provide annual escrow analysis statements showing how your payments were applied and any adjustments needed.

Property taxes in Cheyenne County are typically due in two installments during the fiscal year, and your lender will make payments directly to the County Treasurer on your behalf before the due dates. It's important to verify that your lender has current tax information, as supplemental assessments or rate changes might require escrow payment adjustments. You can monitor your account and verify payments through the Cheyenne County Treasurer's office or their online payment portal.

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 Cheyenne County for the current fiscal year? A: Property tax due dates vary, but key deadlines include June 30th for homestead exemption applications and property valuation protests. Contact the County Treasurer for specific payment due dates.

Q: What tax credits are available and do I need to apply? A: The Nebraska Homestead Exemption is the primary tax credit available, but it requires annual application using Form 458. The application deadline is June 30th, and forms become available February 2nd. Call the Nebraska Homestead Helpline at (888) 475-5101 for assistance.

Q: How does the Homestead Exemption work? A: The Homestead Exemption caps assessment increases rather than reducing market value directly. It requires annual application and has income limitations. This is a tax credit that reduces your tax bill, not an exemption that reduces assessed value.

Q: How often are properties reassessed in Cheyenne County? A: Properties are assessed annually, with the County Assessor determining current market values. If you disagree with your assessment, you can file a protest by June 30th following your assessment notice.

Q: What are the penalties for late property tax payments? A: Late payments typically incur interest and penalties. Contact the Cheyenne County Treasurer for specific penalty rates and procedures for the current tax year.

Q: Can I pay my property taxes online? A: Contact the Cheyenne County Treasurer's office to inquire about online payment options and accepted payment methods for property taxes.

Q: How do special district taxes affect my bill? A: Special districts like fire districts, school districts, and natural resource districts can add to your base tax rate. Your location within Cheyenne County determines which district taxes apply to your property.

Q: What should I do if I receive a supplemental tax bill? A: Supplemental taxes are additional assessments for ownership changes or new construction. Review the notice carefully and contact the County Assessor if you have questions about the assessment or the Treasurer if you have payment questions.

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
Comparison 2024 vs. 2025 %Change Property Value, ...revenue.nebraska.gov
03
2024revenue.nebraska.gov
04
County
Cheyenne County Assessorcheyennecounty.nebraska.gov
05
Tax Doc
Property Assessment and Taxation Calendarrevenue.nebraska.gov
06
County
Cheyenne County Treasurercheyennecounty.nebraska.gov
07
Nebraska Homestead Exemptionrevenue.nebraska.gov
08
Homestead Exemption Maximum Valuerevenue.nebraska.gov
09
Homestead Exemption Information Guide.pdfrevenue.nebraska.gov
10
County
Financial Statements - December 31, 2023 - Cheyenne Countyco.cheyenne.co.us
All sources verified as of 2025 Tax Year

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