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Updated 2025 Tax Year

Phelps County
Property Tax Guide

Everything you need to know about property taxes in Phelps 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
0.4443% effective rate (varies by district combinations within county)
Exemptions
4+ Available
Section 1

How Property Tax Works

Phelps County, Nebraska operates under the state's property tax system to fund essential local services including schools, county government operations, fire protection, and other special districts. Property taxes are the primary revenue source for these local governmental entities, with the county serving as the collection agent for all taxing jurisdictions within its boundaries.

The effective property tax rate in Phelps County for tax year 2025 is 0.4443%, which is significantly below the Nebraska state average of approximately 1%. However, actual tax rates vary considerably by location within the county due to different combinations of special taxing districts such as school districts, fire districts, natural resource districts, and municipal boundaries. Property owners should verify their specific tax rate based on their exact location and the particular taxing districts that serve their property.

Property assessments in Phelps County are conducted by the County Assessor's office, with real property typically reassessed every four to six years as part of the state's cyclical assessment program. All property is assessed at 100% of actual value as of January 1st of the assessment year, with taxes calculated based on the assessed value and the combined levy rates of all applicable taxing districts.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General0.1875%Basic county operations, roads, law enforcement
School Districts0.1850%Local school district operations (varies by district)
Community College0.0285%Mid-Plains Community College support
Natural Resources District0.0125%Soil and water conservation programs
Fire Districts0.0180%Rural fire protection (where applicable)
Municipal Levies0.0128%City services (within city limits only)
Total Average Rate0.4443%Combined rate for FY 2025-2026

Note: These rates apply to the 2025 levy year and represent typical combinations. Actual rates vary by specific location within Phelps County based on which taxing districts serve each property. School district rates can vary significantly between districts, and some areas may have additional special assessments for bonds or improvement districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Phelps 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 Phelps County are additional property tax assessments issued when there are significant changes to property ownership or value during the tax year. The most common triggers include new construction completion, major improvements or additions to existing structures, changes in property use classification, or correction of assessment errors discovered after the original tax bills were issued.

Supplemental taxes are calculated by applying the current year's tax rate to the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining after the change occurred. For example, if a $100,000 addition is completed on July 1st, the supplemental tax would be calculated on the $100,000 increase in assessed value, multiplied by the applicable tax rate, multiplied by 50% (representing the remaining six months of the tax year). These supplemental bills are issued separately from regular property tax statements and have their own payment due dates, typically 30 days from the issue date.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $300,000 (100% of market value)
  • Less: Homestead Credit: -$15,000 (if qualified and applied)
  • Net Taxable Value: $285,000
  • Tax Rate: 0.4443%
  • Annual Tax: $1,266
  • Monthly Escrow: $105.50

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $600,000
  • Less: Homestead Credit: -$20,000 (if qualified and applied)
  • Net Taxable Value: $580,000
  • Tax Rate: 0.4443%
  • Annual Tax: $2,577
  • Monthly Escrow: $214.75

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000
  • Less: Homestead Credit: -$25,000 (if qualified and applied)
  • Net Taxable Value: $975,000
  • Tax Rate: 0.4443%
  • Annual Tax: $4,332
  • Monthly Escrow: $361.00

Note: Homestead credits shown are estimated and require annual application. Actual credit amounts depend on income qualifications and are not automatic. Credits must be applied for by June 30th each year.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Phelps County require property tax escrow accounts for borrowers with less than 20% equity in their homes. Lenders collect monthly escrow payments along with principal and interest, depositing these funds into a separate escrow account to pay property taxes when due. The monthly escrow amount is calculated by dividing the annual property tax bill by 12, often with an additional cushion to account for potential tax increases.

Property tax payments from escrow accounts are typically made by lenders in two installments: the first half by the April 30th deadline and the second half by the August 31st deadline. Lenders must provide annual escrow analysis statements showing the account activity and any required adjustments to monthly payments. Property owners should verify that their lender has received and paid their tax bills correctly, as the property owner remains ultimately responsible for ensuring timely payment even when using escrow services. The Phelps County Treasurer's office can confirm payment status and provide tax information directly to homeowners upon request.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Phelps County for the 2025-2026 fiscal year? A: Property taxes are due December 31st each year. You may pay in two halves: the first half becomes delinquent May 1st, and the second half becomes delinquent September 1st.

Q: What tax credits are available and do I need to apply? A: The primary tax credit is the Nebraska Homestead Exemption, which caps assessment increases for qualified homeowners. This credit requires annual application by June 30th using Form 458, available February 2nd each year. Other credits may be available for disabled veterans or elderly/disabled persons, all requiring separate applications.

Q: How does the Homestead Credit work? A: The Homestead Credit limits annual assessment increases rather than reducing market value. It caps assessment growth and provides additional relief based on income qualifications. You must apply annually by June 30th - it is not automatic. Contact the Nebraska Homestead Helpline at (888) 475-5101 for assistance.

Q: When are properties reassessed in Phelps County? A: Phelps County follows Nebraska's cyclical assessment program, with most properties reassessed every 4-6 years. All property is assessed at 100% of actual value as of January 1st of the assessment year.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Phelps County Board of Equalization between April 1st and May 1st following the assessment year. Contact the County Assessor's office for appeal forms and procedures.

Q: What are the penalties for late property tax payments? A: Interest accrues on delinquent taxes at a rate set annually by the state. Additional penalties may apply for extended delinquency, potentially leading to tax certificate sales after three years of non-payment.

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

Q: Why do tax rates vary within Phelps County? A: Tax rates differ based on the combination of special taxing districts serving each property, including different school districts, fire districts, municipalities, and special improvement districts.

Q: How are special district taxes determined? A: Special districts (schools, fire, natural resources) set their own levy rates annually based on their budget needs. These rates are applied to your property's assessed value along with county and other applicable district levies.

Q: What triggers a change in my property tax bill? A: Tax bills can change due to reassessment, changes in levy rates by taxing districts, new construction, property improvements, or changes in applicable tax credits or exemptions.

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
2024revenue.nebraska.gov
03
Excel File; Page 1revenue.nebraska.gov
04
County
Phelps County Treasurer - Property Taxesphelpscounty.ne.gov
05
County
Phelps County Treasurer - Frequently Asked Questionsphelpscounty.ne.gov
06
Tax Doc
Basics of Nebraska's Property Tax (2020 Edition)govdocs.nebraska.gov
07
County
Phelps County Assessor - Homestead Exemptionphelpscounty.ne.gov
08
Nebraska Homestead Exemptionrevenue.nebraska.gov
09
Information Guide - Nebraska Department of Revenuerevenue.nebraska.gov
10
Budget Due by 9-20-2020clerk.douglascounty-ne.gov
All sources verified as of 2025 Tax Year

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