Q: When are Madison County property taxes due?
A: Property taxes are due August 24 for the current fiscal year. Extended counties have until September 10. Late payments incur penalties and interest.
Q: What tax credits are available and how do I apply?
A: The Nebraska Homestead Credit is the primary credit available, requiring annual application using Form 458 (available February 2). This credit caps assessment increases rather than reducing market value. Applications must be filed by the specified deadline with income documentation.
Q: How does the Homestead Credit work?
A: The Homestead Credit limits annual assessment increases rather than providing a fixed exemption. It requires annual application, income verification, and is not automatic. Contact the County Assessor at 402-471-5962 or call the Nebraska Homestead Helpline at (888) 475-5101.
Q: How often are properties reassessed?
A: Nebraska law requires annual assessment of all property. The County Assessor reviews market data, sales, and property conditions to determine current actual value each year.
Q: How can I appeal my property assessment?
A: File a property tax protest with the County Assessor's office. Contact them for specific deadlines and required documentation to support your appeal.
Q: What happens if I pay my taxes late?
A: Late payments incur penalties and interest charges. Continued non-payment can result in tax liens and eventual tax sale proceedings.
Q: Can I pay property taxes online?
A: Yes, Madison County accepts online payments and credit/debit card payments. Contact the County Treasurer's office for specific payment portal information and any associated processing fees.
Q: Why do tax rates vary within Madison County?
A: Different areas are served by different combinations of school districts, municipalities, and special districts, each with their own levy rates that combine to create your total property tax rate.
Q: Are religious or charitable properties exempt from taxes?
A: Qualifying religious, charitable, and educational properties may be eligible for exemptions. Contact the County Assessor for specific requirements and application procedures.
Q: What if I disagree with my special district assessments?
A: Special district taxes (like school bonds or improvement districts) have separate appeal processes. Contact the specific taxing authority or the County Assessor for guidance on challenging these assessments.
