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Updated 2025 Tax Year

Sherman County
Property Tax Guide

Everything you need to know about property taxes in Sherman 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
0.2365% base county rate for 2025, varies by district with additional school and municipal levies
1st Due
Dec 31
2nd Due
Apr 30
Exemptions
4+ Available
Section 1

How Property Tax Works

Sherman County, Nebraska operates under the state's property tax system to fund essential local services including schools, county government operations, fire protection, and other municipal services. Property taxes in Sherman County are administered by the County Assessor's office and collected based on assessed property values and applicable tax rates. The effective tax rate for Sherman County was 0.2365% for the 2025 levy year, though this represents only a portion of the total property tax burden.

Actual property tax rates vary significantly by location within Sherman County due to overlapping special taxing districts such as school districts, natural resources districts, community college districts, and municipal services. Property owners may be subject to multiple levy rates depending on their specific location, with the total effective rate typically ranging from approximately 1.5% to 2.5% of assessed value when all taxing jurisdictions are combined. The County Assessor's office maintains property assessments at approximately 100% of market value for residential and commercial properties.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General0.2365%Base Sherman County operations and services (2025 levy year)
School DistrictsVariesLocal school district levies (varies by district location)
Community CollegeVariesCentral Community College area assessments
Natural Resources DistrictVariesUpper Loup Natural Resources District
MunicipalVariesCity levies (if within city limits)
Fire DistrictVariesRural fire protection districts
Road DistrictVariesTownship and county road maintenance

Note: The 0.2365% county rate shown is for the 2025 levy year. Total effective rates typically range from 1.5% to 2.5% depending on your specific location and applicable special taxing districts. Contact the Sherman County Assessor at (308) 745-1513 for your property's complete tax rate breakdown.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Sherman County, property taxes are due in two installments:

First Installment
Dec 31
Delinquent after Dec 10
Second Installment
Apr 30
Delinquent after Apr 10
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 property taxes in Sherman County are triggered by changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. When these events occur, the County Assessor determines the difference between the old and new assessed values and applies the current tax rate to calculate additional taxes owed for the remainder of the fiscal year.

For example, if you purchase a home in Sherman County that was previously under-assessed, or if you complete a major renovation that increases your property's value by $50,000, you would receive a supplemental tax bill. The supplemental tax would be calculated by multiplying the $50,000 increase by your total applicable tax rate (including all special districts), then prorated for the remaining months in the tax year. Supplemental taxes are billed separately from regular property taxes and have their own payment due dates.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Homestead Credit Applied: -$45,000 (caps assessment growth - requires application)
  • Net Taxable Value: $255,000
  • Total Tax Rate: 1.8% (estimated with all districts)
  • Annual Tax: $4,590
  • Monthly Escrow: $382.50

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homestead Credit Applied: -$45,000 (maximum credit - requires application)
  • Net Taxable Value: $555,000
  • Total Tax Rate: 1.8% (estimated with all districts)
  • Annual Tax: $9,990
  • Monthly Escrow: $832.50

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: -$45,000 (maximum credit - requires application)
  • Net Taxable Value: $955,000
  • Total Tax Rate: 1.8% (estimated with all districts)
  • Annual Tax: $17,190
  • Monthly Escrow: $1,432.50

Note: Homestead credits require annual application and limit assessment increases rather than reducing market value. Actual rates vary by specific location and applicable special taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Sherman County require borrowers to maintain an escrow account for property tax payments, particularly for loans with less than 20% down payment. The lender collects 1/12 of your estimated annual property tax bill with each monthly mortgage payment, holding these funds in escrow until tax payments are due. Lenders typically include a cushion of 2-3 months of tax payments in the escrow account to ensure adequate funds are available.

Property tax payments in Sherman County are typically due on specific dates set by the county, and your mortgage servicer will make these payments directly to the Sherman County Treasurer on your behalf. You should receive an annual escrow analysis statement showing how your funds were used and any adjustments to your monthly escrow payment. It's important to review your property tax statements even when using escrow to verify accuracy and ensure your lender is paying the correct amounts. Contact your lender immediately if you notice discrepancies between your actual tax bill and escrow payments.

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 Sherman County? A: Property taxes in Sherman County are typically due on April 15th for the current fiscal year. Contact the Sherman County Treasurer at (308) 745-1326 for specific due dates and payment options.

Q: What tax credits are available and do I need to apply? A: The primary tax credit available is the Homestead Exemption, which caps assessment increases for qualifying owner-occupied residences. This credit requires annual application through the Sherman County Assessor's office and is NOT automatic. Additional credits may be available for veterans, disabled persons, and seniors - all requiring separate applications.

Q: How does the Homestead credit work? A: The Homestead Exemption limits the annual increase in your home's assessed value for tax purposes, typically capping growth at 5% per year. It does not reduce your property's market value but limits taxable assessment growth. You must file an application with the County Assessor and reapply annually to maintain this benefit.

Q: When are properties reassessed in Sherman County? A: Nebraska law requires properties to be assessed annually. The Sherman County Assessor reviews property values each year, with notices of valuation typically mailed in April. Property owners have until June 30th to file assessment appeals with the County Board of Equalization.

Q: What are the penalties for late property tax payments? A: Late property tax payments in Sherman County incur penalties and interest charges. Contact the Sherman County Treasurer at (308) 745-1326 for current penalty rates and payment options for delinquent taxes.

Q: Can I pay property taxes online? A: Contact the Sherman County Treasurer's office at (308) 745-1326 to inquire about online payment options and accepted payment methods for property taxes.

Q: How do special district taxes affect my bill? A: Your total property tax bill includes levies from multiple entities such as school districts, natural resources districts, community college, and municipal services. The specific combination depends on your property's location within Sherman County, which is why tax rates vary throughout the county.

Q: What if I disagree with my property assessment? A: You can appeal your assessment by filing a written protest with the Sherman County Board of Equalization before the June 30th deadline. Contact the Sherman County Assessor at (308) 745-1513 for appeal forms and procedures.

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
Comparison 2024 vs. 2025 %Change Property Value, ...revenue.nebraska.gov
04
Tax Doc
2025 REPORTS AND OPINIONS OF THE PROPERTY TAX ...revenue.nebraska.gov
05
Tax Doc
The Basics of Nebraska's Property Taxnebraskalegislature.gov
06
Nebraska Delinquent Real Property Listrevenue.nebraska.gov
07
County
Online Services | Sherman County - Nebraska.govshermancounty.nebraska.gov
08
County
Sherman County - Nebraska Department of Revenuerevenue.nebraska.gov
09
County
Assessor | Sherman County - Nebraska.govshermancounty.nebraska.gov
10
Prefaceterc.nebraska.gov
All sources verified as of 2025 Tax Year

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